HomeMy WebLinkAboutPC Agenda Packet 11102021AGENDA
PLANNING COMMISSION
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November 10, 2021
6:00 p.m.
I.CALL TO ORDER
II.ROLL CALL
III.PUBLIC COMMENT
IV.APPROVAL OF MINUTES
None
V.ACTION/WORK SESSION/DISCUSSION
1.Discussion/Action Item: PZ 21-55 Building Residential Capacity Municipal Code
Amendment (Titles 14,15,16, & 17)
a. Staff presentation of Staff Report
b. Planning Commission discussion on staff report and motion to City Council
VI.STAFF UPDATES
VII.REPORTS OF COMMISSION MEMBERS
VIII.ADJOURNMENT
Wednesday, September 25, 2019 | Page 1 of 26
TO: Planning Commission
FROM Allyson Brekke, Director of Community and Economic Development
Emma Bolin, CED Manager
Ben Braudrick, Associate Planner
DATE: Wednesday, November 10, 2021
RE: Municipal Code Amendment Related to Parking Standards, Housing Density and
Building Residential Capacity, Residential and Commercial Zoning Standards,
Subdivision Standards, and State Environmental Policy Act Threshold Requirements
STAFF REPORT
CONTENTS
I. Background .................................................................................................................................. 1
II. Proposal ...................................................................................................................................... 3
IV. Procedure .................................................................................................................................. 3
V. Comments .................................................................................................................................. 3
VI. Findings of Fact & Staff Analysis ............................................................................................... 4
VII. Recommendation ................................................................................................................... 26
VIII. Appendices ............................................................................................................................ 26
I. BACKGROUND
In late 2018, the City developed and sent out a housing needs assessment survey to the greater
Port Angeles community to assess community-wide opinions on current housing conditions,
preferences, and priorities. The City received over 580 responses to the survey, which assisted in
informing the Plan’s strategy for future implementation of the City’s first Housing Action Plan This
plan was adopted as a part of the Comprehensive Plan Amendment on June 17, 2019.
P&Z Application No. 21-55 | City-wide Municipal Code Changes
Wednesday, November 10, 2021 | Page 2 of 26
On February 21, 2020 the City of Port Angeles approved a grant contract from the Department of
Commerce Growth Management Services. The grant was for selected actions to increase
residential building capacity and was in response to the 2019 State Legislature efforts, specifically
HB1923. In that bill and the grant application, Cities had to choose at least two actions from a list
of 12. Some of the actions weren’t applicable to Port Angeles (high frequency transit stops), some
were already approved in Port Angeles (duplex and ADU allowances). The City requested $50,000
to: 1) Adopt an infill exemption for residential or mixed-use development, 2) Adopt a form-based
code in one or more zoning districts that permit residential uses, and 3) Allow for the division and
redivision of land into the maximum number of lots permitted by the State (which is nine, so a
change from 4 to 9 in the City)
To be transparent on the timeline of this project, and some community members’ concerns that
this project is being rushed, here is a list of tasks and accomplishments for the project at this
current time:
• Grant Date of Execution: February 21, 2020
• RFP for Code Audit Project: June/July 2020 (MAKERS Selected for Land Use Codes)
• Consultant Contracts Approved by City Council: August 4, 2020 (Note: Form-based code
expanded to all commercial zoning districts that permit multi-family residential uses
through a vote by Council)
• MAKERS Presentation to City Council: September 1, 2020
• MAKERS Presentation to Planning Commission: September 9, 2020
• MAKERS Presentation to Elevate P.A. Steering Committee: December 17, 2020
• Stakeholder Interviews: March/April 2021
• Code Audit Work Session with City Council: April 27, 2021
• MAKERS Public Workshop with Planning Commission (followed by public survey): June 9,
2021
• First Deadline with Department of Commerce: June 30, 2021
• Further Drafting of Code: July/August/September 2021
• Release of Public Draft of Code Revisions: September 17, 2021
• MAKERS Presentation on Code Draft to Planning Commission: September 22, 2021
• SEPA Project Notice: September 29, 2021
• Public Hearing with Planning Commission: October 13, 2021
• Additional Planning Commission Meeting: November 10, 2021
The code amendments reflect a robust and continuous public outreach process. The public
comments process is explained in the Public Comment section of this report and referenced in the
appendices. This staff report features discussion and response to public comment directed to
specific major code amendments with support for a staff recommended option in the “Summary
and Explanation of Port Angeles Municipal Code Changes”
P&Z Application No. 21-55 | City-wide Municipal Code Changes
Wednesday, November 10, 2021 | Page 3 of 26
II. PROPOSAL
In accordance with City Council directed changes to the contract with consultant MAKERS
Architecture and Design, Inc. City staff has outlined municipal code amendments that implement
portions of the Implementation Chapter of the Comprehensive Plan and with HB 1923 Building
Residential Capacity Grant requirements. These Amendments include:
1. Adoption of an infill exemption under RCW 43.21C.229 for residential or mixed-use
development;
2. Adoption of form-based code in one or more zoning districts that permit residential uses;
and
3. Allowance for the division or redivision of land into the maximum number of lots through
the short subdivision process provided in chapter 58.17 RCW.
IV. PROCEDURE
Notice of the application was provided on the following dates and in the following manner:
1. 09/29/2021: City Hall Peninsula Daily News, SEPA circulation
2. 10/22/2021 60-day Notice to WA Department of Commerce
The Planning Commission will conduct a review of the application, public comment including
testimony during the open record public hearing October 13, 2021, and this staff report and make
a recommendation to the City Council. The City Council will conduct a public hearing on the project
on November 16, 2021 following a presentation on the project by the project team. On December
7, 2021, City Council will conduct the first reading of the proposed ordinance that reflects the
Planning Commission recommendation from November 10th and any feedback or direction from
Council’s public hearing on November 16th. An appeal must be submitted within 60 days of the
notice of final decision.
V. COMMENTS
Public Comment:
The public comment period for the SEPA Checklist was 30 days in duration and closed on October
29, 2021. In addition to the SEPA comment period, public input and comments were received from
a May 2021 Planning Commission subcommittee stakeholder interview session along with
December 2020 discussion with the Elevate Port Angeles Stakeholder Committee (Appendix A.1),
an interactive virtual work session attended by 86 members of the community and follow-up
digital community survey in which there were 49 unique responses (Appendix A.2). A second
virtual work session detailing the draft code took place on September 22nd and a public hearing
with the Planning Commission held on October 13, 2021 was attended by 8 public commenters
providing public testimony. In addition to verbal testimony, written public comment has also been
submitted to the Planning Division (Appendix B and C).
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Staff presented amendments to various community organizations including the Port Angeles
Business Association on October 26, 2021 and Economic Development Council on October 27,
2021. The public will have more opportunities to learn about the proposed amendments with a
special project presentation by MAKERS Design at 5:15p.m. on November 16, 2021during the
regular City Council meeting.
Appendix C enumerates the body of public comment received during the public comment period
and hearing with both written and verbal testimony. The document includes staff responses to
each comment. Staff summarized the responsive major changes for a second draft of the code in
a memo (Appendix D).
City of Port Angeles Departmental Comments:
Comments received from City of Port Angeles Departments have been incorporated into this
report’s findings and conditions.
VI. FINDINGS OF FACT & STAFF ANALYSIS
Analysis and findings of fact from Department of Community and Economic Development (DCED)
staff are based on the application materials, Port Angeles Municipal Code (PAMC), standards,
plans, public comment, and other relevant materials available during the review period. The
findings and analysis section this report is a summary of the completed review by DCED staff.
City of Port Angeles Comprehensive Plan
All Municipal Code Amendment applications must be consistent with the Port Angeles
Comprehensive Plan. The following Port Angeles Comprehensive Plan policies are identified by
Planning Staff to support the proposal in Municipal Code Amendment Application No. 21-55:
Growth Management Element
Goal:
G-2A
To manage growth in a responsible manner that is beneficial to the community as a
whole, is sensitive to the rights and needs of individuals, and is consistent with the
State of Washington's Growth Management Act.
Policy:
P-2A.01
In all its actions and to the extent consistent with the provisions of this
comprehensive plan, the City should strive to implement the following
goals of the State Growth Management Act:
A. Urban growth. Encourage development in urban areas where
adequate public facilities and services exist or can be provided in an
efficient manner.
B. Reduce sprawl. Reduce the inappropriate conversion of undeveloped
land into sprawling, low-density development.
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C. Transportation. Encourage efficient multimodal transportation
systems that are based on regional priorities and coordinated with
county and city comprehensive plans.
D. Housing. Encourage the availability of affordable housing to all
economic segments of the population. Promote a variety of residential
densities and housing types and sizes and encourage preservation and
expansion of existing housing stock.
L. Citizen participation and coordination. Encourage the involvement of
citizens in the planning process and ensure coordination
M. Public facilities and services. Ensure that those public facilities and
services necessary to support development should be adequate to serve
the development at the time the development is available for occupancy
and use without decreasing current service levels below locally
established minimum standards
Staff Analysis: The proposed municipal code changes continues to provide a strategic public
process that amends the City’s residential and commercial zoning code in order to increase
residential building capacity, reduce sprawl and the burden on public utilities, improve the frontage
interaction between private and public space, increase walkability in several commercial corridors,
and improve the subdivision process by increasing the short plat lot maximum to the maximum
state allowance. Parking, frontage, and minor design requirements have been developed to ensure
any new development in these zones maintains human scale and development standards provide
specific benefits to the public realm in the form of a pedestrian accessibility, structural
transparency, and a focus on downtown residential development where utility capacity will be
greatest.
The project has involved public outreach in the form of stakeholder meetings, workshops and
updates with the City Council and Planning Commission, a thirty-day written public comment
period, and public hearings held and planned with the Planning Commission and City Council. The
proposal to the PAMC is consistent with the goals and policies of the Growth Management Element
by ensuring new development and redevelopment will be orderly, supported by city utilities, and
will provide all the benefits a reduction of sprawl provides the community.
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Land Use Element
Goal:
G-3A
To guide land development in a manner that balances providing certainty about
future land use and allowing flexibility necessary to adapt to future challenges and
opportunities.
Policy:
P-3A.01
Use the Comprehensive Plan Land Use Map as a conceptual guide when
making all zoning and other land use decisions, including all land use
decisions and approvals made by City Council and/or any of its appointed
Commissions, Boards, or Committees.
Goal:
G-3B
To ensure residential land use and development is compatible with the environment
with existing uses and residents, and with desired urban design.
P-3B.02 Ensure that single family lots are of reasonable shape and have access
provided by a collector arterial, local access street or alley.
Goal:
G-3C
To create and maintain a fulfilling and enjoyable community of viable districts and
neighborhoods with a variety of residential types attractive to people of all ages,
characteristics and interests.
Policy:
P-3C.01
Employ the district and neighborhood concept when developing
residential land. Although such districts may be composed primarily of
residential uses of a uniform density, the most healthy, viable districts are
composed of residential uses of varying densities, and may be augmented,
by other compatible uses. Single family and multi-family homes, parks and
open-spaces, schools, churches, day care and residential services, home
occupations, and district shopping areas are all legitimate components of
residential districts
P-3C.05 Expand housing opportunities in the Central Business District for all
income levels, with an emphasis moderately priced owner-occupied units.
Goal:
G-3E
To provide shopping areas meeting the needs of all City residents and visitors that
are safe, compatible with surrounding land uses, and congruent with environmental
goals.
Policy:
P-3E.01
Mitigate the impacts of commercial development on adjacent residential
properties, including the use of site design elements that soften the
impacts.
G-3F To provide a pleasant, safe, and attractive shopping environment in the traditional
downtown waterfront area including a wide variety of shopping, dining,
entertainment, arts, culture, and housing opportunities for visitors and residents
alike.
Policy
P-3F.02
Orient the design of commercial development in downtown around
pedestrian travel, tourist enjoyment, and protection from adverse
weather conditions
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P-3F.04 Encourage residential units in the downtown area as part of a mixed-use
development concept, including live/workspaces. Ensure that the
downtown physical environment is amenable to residential development
by minimizing traffic impacts, maintaining security, and providing and
maintaining amenities
Staff Analysis: The proposed municipal code changes are directly influenced by many of the
residential and commercial goals and policies of the Land Use Element by providing a greater
amount of flexibility in residential lot sizes, density, and allowed uses. This has been balanced by
minor design and frontage standards that ensure compatibility with surrounding existing uses and
maintaining the City’s neighborhood-based built environment. The changes provide a framework
that intends to assist in the transition of Port Angeles into a future that resembles the vision
proposed in the Comprehensive Plan. Development standards safeguard development
compatibility with the purpose of each zone and creates an opportunity for increased variety and
diversity of the City’s housing stock. The proposed changes to the PAMC are foundationally based
upon a consistency with the goals and policies of the Land Use Element and the Vision of the
Comprehensive Plan.
Transportation Element
Goal:
G-4A
To develop a coordinated, multimodal transportation system, which serves all areas
of the city and all types of users in a safe, economical, and efficient manner.
Policy:
P-4A.01
The safety of non-motorized modes of transportation shall be a primary
consideration in the circulation system.
P-4A.04 Encourage development of low-carbon-impact transportation
infrastructure
P-4A.05 Consider converting alleyways into attractive pedestrian zones for access
to local businesses. Encourage alleyways for use as pedestrian zones.
P-4A.06 Improve trails, sidewalks, streets, and public facilities to encourage
walkability and non-motorized transportation.
Goal:
G-4B
To improve circulation patterns across and within the community, and to achieve the
desired urban design of the City.
Policy:
P-4B.04
Strengthen the city’s development regulations as necessary to preserve the
right-of-way within an identified US 101 corridor
P-4B09 Ensure off-street parking should be sufficient and accessible within
business and residential areas so the traffic flow of the street is not
impaired.
P-4B.14 Consider potential environmental consequences, such as greenhouse gas
emissions and carbon footprints, when encouraging new commercial
developments and businesses.
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Staff Analysis: The proposed municipal code changes are focused on community development
practices that respond to the need for a more pedestrian-focused environment. Parking
requirements have been reduced and the focus of auto-oriented development has been mitigated
through frontage standards that for specific transportation corridors require parking to be
accessed in the rear or side-street area of the property. The Transportation Element of the
Comprehensive Plan is focused on providing equal and/or equitable access to non-motorized
transportation modes. Successful place-making efforts are realized through pedestrian-
orientation. Allowing higher maximum building heights in high density residential and commercial
zones and encourages mixed uses in commercial corridors and greater residential densities in these
zones to support these commercial uses. This proposal supports the vision identified in the
Comprehensive Plan that transportation occurs harmoniously for all modes. The Plan envisions
success as a return to convenient access to goods and services by means of alternative
transportation modes. The proposed changes to the PAMC are consistent with the goals and
policies of the Transportation Element and the Vision of the Comprehensive Plan.
Utilities and Public Services Element
Goal:
G-5C
To provide safe, clean, usable, and attractive public facilities which enhance the
cultural, educational, economic, recreational, and environmental attributes of the City.
P-4C.05 Work in partnership with the community as stewards of the area’s unique
environment and quality of life.
Goal:
G-5D
To provide utility services in an efficient and cost-effective manner.
Policy:
P-5D.01
Design urban services for the maximum planned density and/or land use
intensity of a given area as designated on the Comprehensive Plan Land Use
Map.
P-5D.02 Provide urban services only in areas that are logical extensions of areas,
which are currently served by such services or needed to implement a
specific goal or policy of the Comprehensive Plan.
P-5D.04 Promote the joint use of transportation rights-of-way and utility corridors
for all forms of transportation, including non-motorized.
Staff Analysis: The proposed municipal code update is being proposed in order to maximize the land
use capability of the City’s utilities and public services. Increasing the residential density in strategic
areas in the City by allowing for no maximum residential density in RHD and RMD zones and
increasing maximum structure heights in RMD, RHD, and all the City’s commercial zones. Increasing
height and density allowances reduces the overall impact on utility construction and maintenance.
Increasing residential density also allows for a critical mass of residents in order to provide a more
efficient and effective public transportation system.
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Creating a built environment that includes housing, retail, office, and recreational spaces will assist
in reducing the cost of urban services within the community by promoting walkability, accessibility,
public safety, and economic development. The proposed changes to the PAMC maximizing land use
capability are consistent with the goals and policies of the Utility and Public Services Element.
Housing Element
Goal:
G-6A
To improve the variety, quality, availability, and attainability of housing opportunities
in the City of Port Angeles.
Policy:
P-6A.01
Expand the residential land use options in the Zoning Code by classifying
residential zones by allowed density rather than by housing types.
Policy:
P-6A.04
Plan for sufficient urban services to support future housing in a variety of
allowable densities.
P-6A.05 Allow accessory residential units in single family residential zones.
P-6A.06 Promote acceptance of low- and moderate-income housing.
P-6A.11 Provide an appropriate balance between attainable market-rate housing
and affordable housing and ensure that affordable housing is provided in a
way that contributes to the physical appearance and economic and social
health of the neighborhoods and the City.
P-6A.14 Allow for mixed-use opportunities in neighborhoods, including commercial
development and mix of housing densities.
P-6A.16 Promote and increase the number of downtown residential living units.
P-6A.17 Develop strategies to combat homelessness and housing insecurity amongst
residents.
P-6A.18 Develop and implement tools to support a range of housing types including
affordable housing options.
Goal:
G-6B
To participate with Clallam County and other entities in programs to increase the
availability and affordability of public assisted housing and rental units as well as other
affordable housing opportunities.
Policy:
P-6B.05
Provide adequate low- and moderate-income housing opportunities within
the Port Angeles Planning Area.
Goal:
G-6C
To use the 2019 Housing Action Plan as a guide and implementation tool for future City
actions in support of providing available State supported financing options, municipal
code revisions that promote innovative housing products and designs, incentive zoning,
and renovation/rehabilitation of existing of the City’s housing stock.
Policy:
P-6C.05
Encourage innovative housing development based on Port Angeles’
forecasted demographic changes.
P&Z Application No. 21-55 | City-wide Municipal Code Changes
Wednesday, November 10, 2021 | Page 10 of 26
Staff Analysis: The proposed municipal code update is amending regulations that are directly
related to improving the variety, quality, availability, and attainability of housing opportunities in
the City’s medium and high density residential and transitional commercial zones. These changes
are in direct response to tasks outlined in the 2019 Housing Needs Assessment. This Plan informed
Goal G-6C of the Port Angeles Comprehensive Plan. More residential options are being provided to
the lower intensity commercial zones, and a greater opportunity for density is being provided
throughout the commercial and medium-high density residential zones by removing maximum
densities and increasing maximum available building heights. Bonuses in height are being provided
to those projects that demonstrate the construction of income-based affordable housing. The
proposed code is specifically targeting missing middle housing, such as townhomes and cottage
housing, in appropriate residential and commercial zones that will help to provide more balanced
and diverse housing throughout the City. The proposed changes to the PAMC encouraging diverse
housing development are consistent with the goals and policies of the Housing Element.
Conservation Element
Goal:
G-7A
To promote sustainable development and land use that is compatible with the overall
natural environment, historical, archaeological, and cultural amenities.
Policy:
P-7A.01
Require all development, including the location and design of all structures
and open space areas, to be compatible with the unique physical features
and natural amenities of the land and complement the environment in
which it is placed, while recognizing the rights of private ownership.
P-7A.02 Promote compatibility between the land and its use by regulating the
intensity of the land use.
P-7A.03 Adopt development criteria, which promote the use of innovative design
techniques to provide for the use of the land in a manner compatible with
any unique physical features or valuable natural, historical, and/or cultural
amenities.
P-7A.11 Implement site-specific requirements for individual development proposals
to mitigate any negative impacts created by the development, particularly
to an area identified as an environmentally sensitive area.
Goal:
G-7B
To protect and enhance the area's unique physical features, its natural, historical,
archaeological, and cultural amenities, and the overall environment.
Policy:
P-7B.15
Publicly recognize the many values provided by trees in an urban setting
and identify opportunities to plant trees.
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P-7B.16 Establish and implement an urban tree management program intended to
retain and/or restore the overall tree canopy in the city by using plant
materials as a unifying element and tool to protect the health, safety and
welfare of the public, using the environmental services provided by trees to
mitigate the negative effects of impervious surfaces and vehicular traffic
such as increased temperatures, airborne particulates, carbon dioxide,
nose, and stormwater runoff.
P-7B.17 Plant trees along residential streets, in parking lots, and in other areas as
opportunities arise. Trees should be retained whenever possible and
maintained using Best Management Practices as appropriate for each tree
type.
Staff Analysis: The proposed municipal code update includes provisions that will guarantee a
continued connection between residents and open spaces. The code provides an increase in
available intensity and density and balances this intensity with requirements such as increasing the
City’s urban forest canopy and a menu of available options for open space within the development.
Development standards and criteria have been incorporated into the City’s commercial and–in a
limited capacity–residential zones in order to mitigate the negative effects auto-centric design can
have on overall community health and wellbeing. The Comprehensive Plan’s Vision celebrates the
unique natural setting of Port Angeles– it’s access to outdoor spaces connected by non-motorized
transportation networks. The proposed PAMC code changes maintain a consistency with the goals
and policies of the Conservation Element through protection of open space and encouraging the
improvement of our transportation corridors.
Capital Facilities Element
Goal:
G-8A
To provide and maintain safe and financially feasible urban services and capital
facilities at or above stated levels of service to all City residents and the general public.
Policy:
P-8A.04
At a minimum, ensure the continuation of established level of service
standards for all urban utilities and services to the extent and in the manner
provided herein.
Goal:
G-8D
To reduce the amount of impervious surface created by new developments and
thereby reduce stormwater management costs and environmental impacts to the City
and its natural resources, reduce development costs to private property owners, and
provide safe and more attractive streets through traffic calming, safe pedestrian
amenities, and improved street edge landscaping.
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Policy:
P-8D.01
Revise existing urban development standards in low density residential
areas to include low impact development standards for street, pedestrian
and nonmotorized access, sewer, and fire suppression to more nearly
reflect the needs of suburban densities and conditions in outlying
undeveloped areas of the City and PAUGA.
Staff Analysis: The proposed municipal code update provides density that will lessen overall
systematic costs to City utilities and services by encouraging this density within previously existing
neighborhoods. Increased residential density and an increase in allowable building height will
reduce the construction of impervious surface per capita, thereby reducing stormwater impacts
downstream of the development. These allowances also improve level of service and the capacity
for continued maintenance throughout the life of the facility. A balance of density and provision of
urban services such as improved streetscapes will reduce the overall lifetime impact of traffic
congestion, wear and tear, and unnecessary upgrades to the City’s capital facilities. The proposed
PAMC changes promoting increased residential density and encouraging the improvement of our
transportation corridors are consistent with the goals and policies of the Capital Facilities Element.
Economic Development Element
Goal:
G-9A
To create and maintain a balanced and stable local economy with full employment
and emphasis on strengthening the community's traditional natural resource related
industries as well as diversifying the overall economic base.
Policy:
P-9A.01
To create and maintain a balanced and stable local economy with full
employment and emphasis on strengthening the community's traditional
natural resource related industries as well as diversifying the overall
economic base.
Policy:
P-9A.03
Promote the diversification of the community's economic base by
encouraging the location, retention, and expansion of local small and
medium sized businesses.
P-9A.04 Promote the “traditional downtown feeling” of retail, dining, arts, culture,
and entertainment-oriented activities that are attractive to both tourists
and local residents
Policy:
P-9A.17
Attract and retain businesses and industries which create family wage jobs
for local residents.
P-9A.22 Encourage the design of public spaces that encourage people to interact.
Goal:
G-9B
To have a healthy local economy that co-exists with the community's high quality of
life through the protection, enhancement, and use of the community's natural,
historical, and cultural amenities.
Policy:
P-9B.05
Encourage the availability of housing that meets the needs of the entire
spectrum of the community's residents.
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Staff Analysis: The proposed changes to the municipal code promote a critical mass of residents in
the downtown Central Business District zone and in the City’s most heavily developed commercial
corridors. This change encourages commerce and the local exchange of goods and services in these
areas with residential uses located in the immediate vicinity of those commercial uses. Residential
density supports the need for well-designed public spaces and a diversity of available commercial
space that is pedestrian-oriented. Proposed downtown frontage and design standards will ensure
that development and redevelopment of property in that zone will remain traditional in nature and
attractive to residents and tourists. Traditional in this case means that the design ensures human
scale is evident and monotony in the building façade will be broken up with articulated design
elements.
The amendments encourage development of mixed-use multistory structures, which increases the
availability of housing that is essential to the promotion of locating new businesses and industries.
The amendments assist in expansion of existing businesses and industries within the City and
greater North Olympic Peninsula region through diverse residential construction and is consistent
with the goals and policies of the Economic Development Element.
Parks and Recreation Element
Goal:
G-10C
To establish and protect a visual character of the community through open spaces,
streetscapes, borrowed landscapes, and publicly owned natural resource areas.
Policy:
P-10C.01
Strive to protect and retain the natural beauty of the area.
Policy:
P-10C.02
Supplement and enhance the visual attractiveness of the city through the
use of formal landscaping in street medians, city entryways, and along
sidewalks, as well as the use of other public spaces, flower beds, and street
trees. Emphasize use of planter strips with drought tolerant vegetation
and bio-retention facilities.
Goal:
G-10D
To promote economic growth through recreational tourism and attract visitors and
new business by enhancing the image of the community through beautification and
recreation programs.
Policy:
P-10D.01
To encourage efficient transportation systems, support the use of shuttle
services during events to move participants between venues.
Staff Analysis: The proposed changes to the municipal code acknowledge the positive changes
occurring in Port Angeles as the community continues to grow in population and popularity. The
codes have been drafted in part to protect the visual character of the community’s open spaces
and streetscapes. Frontage and design standards ensure that capital investments in open space
and multimodal transportation corridors by the community will be supported by future private
developments. Attractive public space encourages adjacent development and beautification.
Through the direction of the Parks and Recreation Element this proposed PAMC update directs the
contribution of private development to high quality of life that will support the Plan’s Vision to
enliven the human spirit and serve multiple community needs.
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Chapter 11: Implementation
Action:
A-3.05
Adjust zoning to protect the prime commercial corridor Timeline (year):
Short (0-2)
A.3.07 Consider adoption of an overlay district for downtown to
respond to sign, design, and parking issues.
Long (4+)
A.4.10 Review and assess progress per AIA Urban Design Study;
consider proposals to transform First and Front Streets
Short (0-2)
A-6.01 Identify appropriate areas of the city for higher-density housing,
converting low-density residential areas into medium and high-
density designations.
Medium (2-4)
A-6.02 Evaluate revisions to height limitations in all commercial,
medium, and high-density zones, helping accommodate
increased residential densities without impacting viewsheds.
Medium (2-4)
A-6.03 Align Municipal Code for high density development zones. Medium (2-4)
A-6.06 Assist in the development of accessory residential units by
Allowing the R-7 zone to increase the size of ARU’s attached to
primary dwelling units.
Short-Medium
(0-4)
A-6.07 Encourage mixed use development and affordable housing units
by: Encourage mixed use development and affordable housing
units by:
• Allowing Multi-family zones to create mixed housing type
developments with internal drives (via circulation plan) as an
alternative to public rights-of-way.
• Allow ground floor residential and convertible space in CA, CN
and CSD zones.
• Identify Commercially-zoned properties that have multi-family
capabilities on site.
• Amend zoning code to adjust setbacks, maximum site
coverage allowances, and other restrictions that prevent the
use of to expand the definition of allowable innovative,
functional, and cost effective housing products.
• Amend zoning code to eliminate larger lot size requirement
for duplexes and assess the value of incentive zoning allowance
beyond existing overlay zones
Short (0-2)
A-9.11 Infill development in downtown Long (4+)
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Staff Analysis: The implementation chapter of the Comprehensive Plan was created as a part of the
2016 update of the Plan to ensure that guidance provided in its goals and policies are acted upon
strategically through measured responses. Each action is given a timeline, identifies potential
partnerships, and the metric of successful completion. In reviewing the Implementation Chapter, it
is apparent that the proposed code changes go beyond the requirements of the grant to building
residential capacity awarded by the Department of Commerce. This effort is successfully fulfilling
the intent or furthering the efforts of eight distinct actions proposed actions in the Plan. Six of these
actions were proposed to have been completed before or by 2021. The code update to Titles
14,15,16, and 17 are directly fulfilling the actions presented in the Comprehensive Plan, which are
in turn based upon the vision, goals, and policies in the Comprehensive Plan. By directing standards
in the code to allow for increased residential capacity, greater development intensity in targeted
areas; ensuring the design of new and redevelopment remains compatible with existing and future
development; and preserving or creating inclusive, attractive, and useful open spaces and
transportation corridors, this municipal code update is fulfilling the Comprehensive Plan’s vision
through a tangible, actionable response.
Summary and Explanation of Port Angeles Municipal Code Changes
Title 14: Building and Construction
Chapter 14.40: Off-Street Parking
The primary changes occurring in this code chapter are 1) to adjust parking requirements for key
uses, 2) introduce parking requirements for all the unique housing types being introduced or
recognized in the residential infill standards, 3) specify parking requirements for multi-family
household projects based on unit bedroom size/quantity, 4) consolidate parking reductions to one
section and 5) introduce the concept of “Electric Vehicle” parking (or EV).
The public comment received supports the approach to determine parking requirements based
on unit bedroom size/quantity for multifamily projects. There was concern about the
requirements for EV parking being unnecessary and too costly for projects. As included in
Appendix D, Staff is recommending the number of EV spaces will be changed to be “0” but there
will remain requirements to install the electrical infrastructure to support EV spaces in the future
(with the goal that the City can obtain additional grant funding to offset these costs for housing
projects).
Title 15: Environment -Emma
Section 15.04.105 – Categorical Exemptions for residential mixed use and residential infill
development (NEW)
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The primary change to this title is exempting certain infill developments from environmental
review, as allowed under state law RCW 43.21C.229. The Port Angeles Comprehensive Plan’s
Environmental Impact Statement (EIS) provides adequate environmental review to allow for this
change. When located in the City’s R7, R9, RMD, RHD, CO, CN, CSD, CA, or CBD zones, new
exemption levels apply for new construction that is mixed-use development or residential
development above the flexible thresholds in State Environmental Policy Act Exemptions, WAC
197-11-800. The exemption excepts proposals undertaken wholly or partly on lands covered by
water, when a rezone is required, the project requires a license governing emissions to air or
discharges to water, or the project is within and environmentally sensitive area. On a case-by-case
basis the SEPA responsible official must determine the project meets all criteria in the section, that
the City has identified that current density and intensity of use in the area is roughly equal to or
lower than that called for in the goals and policies of the Comprehensive Plan, and that specific
impacts are addressed by the development regulations or other applicable requirements of the
Comprehensive Plan or other local, state, or federal rules or laws.
The draft proposes supporting mitigation measures in the applicable zoning regulations (Chapter
17.10-20), the Residential Infill Design Standards (Chapter 17.21), and Commercial and Multifamily
Design Standards (Chapter 17.22). Specifically, new site planning, building design, and block
frontage standards are expected to enhance compatibility between new and existing
development. Some of the proposed amendments result in an increase of potential density in low
density residential areas consistent with the Comprehensive Plan, but design standards are also
proposed to ensure compatibility with surrounding areas.
The City has received applications for new multifamily in the past two years, which unfortunately,
became stalled in the SEPA aesthetics review process for appropriate design mitigation. This
provision will help make the planning and development process more predictable for staff,
applicants, and the community, and potentially reduce some costs of development. Public
comment received favored the proposed changes to simplify the development process.
Title 16: Subdivisions
The primary change to this title is changing the number of lots that can be platted and built in a
short plat subdivision from 4 lots to 9 lots, using the provisions under state law RCW 58.17. Many
public comments suggested changes to improve usability; however, these changes are not within
scope for the project. These may be considered for a future effort.
Chapter 16.02 - Definitions
Definitions were changed to increase the short subdivision quantity from four or less lots to “nine”
or less lots. Additionally, the definitions include a new definition for “unit lot subdivision.”
Public comments on this change favored the increase for residential capacity and regulatory
flexibility.
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Chapter 16.04 – Short Plat Subdivision Regulations
As a part of that move, while the procedures for short plats remain unchanged, the design
standards should be the same as for regular subdivisions, particularly with the increase in lots from
4-9. While staff has noted that the subdivision design standards and policies need to be updated,
such changes are beyond the scope of this project, but are a high priority for subsequent code
update work.
Public comment supports the lot increase. Comments also reflected suggestions for future code
work, not included in this project scope.
Chapter 16.09 – Unit Lot Subdivisions (NEW)
A Unit lot subdivision is the most popular method of dividing up land for fee simple sale for
cottages and townhouses in the region. Currently there is no such option in Port Angeles. The
provisions are very similar to a binding site plan, which is used to divide commercial properties
into smaller sellable sites. A unit lot subdivision differs from a normal subdivision in that it:
• retains a parent parcel after subdivision,
• allows zero lot line dwellings with the requirement for CC&R’s and maintenance
agreements to ensure management of common elements under fee simple ownership,
and
• Development standards typically do not apply to all individual lots, just the parent parcel.
The current code presents barriers to traditional subdivisions for townhomes. Therefore, existing
townhomes in Port Angeles were established as multifamily or as condominiums. Condo
minimization presents challenges for construction financing. The Unit Lot subdivision thus
removes barriers to building a unicorn—that is, middle housing for first-time home buyers such as
townhomes and cottage housing.
Unit lot subdivisions provides more predictability than a traditional subdivision process because
review of proposals less than five acres in size is administrative. The infill development SEPA
exemptions proposed also would exempt unit lot subdivisions from SEPA when consistent with
Chapter 15.04.105 PAMC. This synergy offers potential to streamline City project review and add
residential capacity, and is an innovative, functional, and cost-effective way to expand housing
products called for in action A-6.07 of the Comprehensive Plan.
Public comment largely supports this new section (Public-General Comment # 41 and Public –
Titles 14,15,16 Comment # 9). Comments also suggested revising the unit lot subdivision with a
more robust explanation of the tool and removing a title report requirement upon preliminary
submittal (Titles 14,15,16 Comment # 13, 46).
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Title 17: Zoning
Chapter 17.01 – Purpose and Scope - Ben
Change have been made to this section in order to remove any duplicative purpose statements in
the newly created Chapter 17.20 that consolidates the City’s commercially designated zones. No
public comment directed towards this section has been received.
Chapter 17.08 – Definitions -Ben
Changes to definitions in Title 17 have been made for the following reasons:
• The current definition does not align with the state law, standard, or requirement;
• Several definitions have been combined in order to reduce duplicative entries and provide
a single consistent definition;
• The definition is related to a use in a zone that has not been adequately defined;
• The definition has been simplified;
Several minor changes were made to this section based upon public comment (see comment #’s
26, 27, 45, 47, and 48). Other concerns were either out of the scope of the current project or
outside the scope of Title 17. The remaining comments were either changes related to State laws
and requirements or required explanation of the changes purpose due to misunderstanding or
confusion. Reasoning for leaving the specific definition in question unchanged is provided in the
comment matrix.
Chapters 17.10-12 – Low Density Residential Zones
Staff proposes eliminating maximum lot coverage from all residential zones. This is because: 1) it
serves a duplicative purpose of maximum site coverage but tends to incentivize excessive parking;
2) maximum site coverage more directly regulates the stormwater issue that is important to Port
Angeles; 3) new landscaping standards are being proposed; and 4) lot coverage reduces the design
options and flexibility for housing and other development, a point echoed by project stakeholders.
An additional incentive has been added to eliminate site coverage requirements on lots that
manage stormwater runoff from hard surfaces on-site. Changes to the R7 zone include a new
permitted use for “small lot single-household dwellings” on lots less than 5,000 square feet. The
minimum lot area would also be reduced to 3,500 square feet and minimum lot width to 25-feet
on alley-loaded lots east of Tumwater Truck Route and west of White Creek. City lots in Port
Angeles’ R7 zone are typically 50 feet wide by 140 feet long and 7,000 square feet in area. The
proposal would enable property owners to short plat an existing lot into two lots. These changes
carry out in action A-6.07 of the Comprehensive Plan. Recommended changes also consolidate
footnotes into Table 17.10.050-1 R7 zone area and dimensional requirements for ease of use.
There is a new reference to design standards including detached small lot single-household
dwelling units, ADU’s, cottage housing, and duplexes.
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Public comment on reducing minimum R7 lot sizes/lot frontage fell into two categories. Many
comments favor expanding the reduction to the entire R7 zone. Other comments oppose
reduction to any R7 lots. City Engineering staff recommend the geographic limitation for small lots
due to preliminary findings from an ongoing sewer capacity analysis. Staff recommends Option A
in Appendix D to keep standards as drafted. The targeted area ensures a more predictable
development review due to available City utility infrastructure prepared to support smaller lot
sizes without substantial utility system upgrades. Once a sanitary sewer plan has been developed,
the City may consider expanding this area.
Alternatively, reduction could be expanded to the entirety of the R7 zone by selecting Option B. If
selected, development proposals outside of the targeted area may need to demonstrate sewer
capacity with engineering analysis prior to approval.
Chapter 17.14 – RMD-Residential Medium Density and 17.15 – RHD-Residential High Density
The RMD zone has been modified in order to provide higher density residential development
through an increase in building height to 45 feet allowed outright in RHD and (with 3:12 roof pitch
in RMD); the allowance of building height increase to 50 feet in RHD where all roof forms above
45 feet have a minimum 3:12 roof pitch , the removal of lot coverage, the removal of site coverage
with appropriate on-site stormwater management techniques, increasing the number of
townhouses in RMD from 4 to 6 attached units, and the removal of maximum unit per acre
requirements.
Response to Public Comment: Based upon public comment and Planning Commission input,
changes to the chapter have been made to strike the raising of minimum units per acre from four
to eight. The Planning Commission had consensus to allow the reduction of minimum lot size from
40 feet to 25 feet to mirror the lower density zone changes already proposed (See PC Comment
21). Public comment also included concerns about a possible lot frontage reduction (See Title 17
Comment 88). Staff has responded by striking the minimum lot frontage requirement in order to
allow applicants to demonstrate that their proposal must be shaped/sized enough to allow for
permitted uses within the district. Staff clarified the intent of proposed codes referenced by other
public comments without making additional revisions.
Chapter 17.20 – Commercial Zones (NEW)
The new chapter 17.20 implements the form-based code action of the Commerce grant
requirements by streamlining and consolidating zone-based use and dimensional standards for
the Port Angeles commercial zones. Key features of this chapter include: 1) purpose statements
for each zone; 2) compact table of permitted uses; 3) combined table of dimensional standards;
4) cross-references to applicable design standards and other important code provisions. The
chapter streamlines how the code looks and functions by eliminating redundancies seen in the
previous five separate commercial chapters (each for CBD, CA, CSD, CN and CO zoning districts).
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The permitted use table now combines all the allowed uses in commercial zones. Changes to the
use table include adding the new residential dwelling unit types as appropriate. New supportive
housing terms are being inserted to comply with a 2021 update to state law (E2SHB 1220).
Childcare is permitted in all commercial zones. Additional revisions to the use table are to remove
overly detailed commercial use descriptions or dated commercial use descriptions and replace
them with more general and commonly used terminologies.
There is also a new similar table for dimensional standards (setbacks, lot coverages, etc.). The
proposed code includes strategic height increases in commercial zones to encourage new housing
development while maintaining character and compatibility. Height limits changes are also
discussed by the Comprehensive Plan (policy A-6.02 and P-6B.07). 30-35 feet (in the CA, CSD, CN,
and CO zones) is the same as the residential zones – and too low for economically viable urban
development. All height increases are accompanied by new design standards that mitigate
building mass. The proposed building maximum heights are the following:
1. CBD 45 to 75 feet
2. CSD 35 to 45 feet (bonus height to 65 feet)
3. CA 35 to 55 feet (bonus height to 65 feet)
4. CN 35 to 40 feet
5. CO 30 to 45 feet
Based on the public survey feedback, a bonus height incentive is proposed in the CA and CSD zones
specifically for affordable housing. How this works is, a developer can meet any of the
requirements listed in code items 1-3, and they unlock the height bonus. Option 1 leverages the
City’s existing program for multifamily tax exemptions. Option 2 requires at least 25% of the new
units to be less than 600 square feet – which means that smaller units will be created, which cost
less to rent or purchase. Option 3 requires at least 10% of units to contain three or more
bedrooms, which creates more opportunities for family living and roommate situations to share
housing costs. Overall, the public is receiving the idea of increased building capacity in the
community’s commercial corridors as appealing and highly desirable to ensure there is
opportunity to increase residential density and to promote larger projects.
Based on the project team discussion following public comment, and as included in Appendix D,
Staff is recommending a change specifically to where duplexes are permitted. Staff is
recommending duplexes are permitted in the CN, CSD, and CA zones, provided the development
does not front on a street with a mixed block frontage designation. This opens up the option for
duplexes on side streets in more commercial zones that have underlying traditional sized lots
(historically used for residential lots).
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Staff is also recommending that the location of cottage housing expand in the commercial zones.
Specifically, to allow cottage housing in the CN, CSD, and CA zones, provided the development
does not front on a street with a mixed block frontage designation. This also opens up the option
for cottage housing on side streets in more commercial zones that have underlying traditional
sized lots (historically used for residential uses).
Lastly, Staff is recommending there is no distinction between the east and west sides of Lincoln
Street, resulting in a consistent maximum base height limit of 45 feet and a bonus height limit of
65 feet.
Please reference Appendix D for the other changes that Staff is recommending to the existing code
draft.
Chapter 17.21 –Residential Infill Standards (NEW)
This new chapter is home to the design standards for specific housing types: small lot single-
household; accessory dwelling units; cottage housing; duplexes; and townhomes. These standards
help implement the infill exemption action under the draft section 15.04.105 by ensuring these
housing types are compatible with existing neighborhoods and enjoyable to live in for residents.
Overall, this proposed section was well received by the public and highlights the community’s
desire to see an increase in residential units in a larger variety of styles and sizes. There were some
comments that spoke to concern about the specific design requirements being too specific and
detailed. Staff believes the standards are minor in scale and allow for flexibility in design approach.
Chapter 17.22 –Commercial and Multifamily Design Standards (NEW)
The most significant and most important change of the proposed land use codes are contained in
the proposed Chapter 17.22. This proposed chapter contains the form-based code design
elements that will help to balance the potential negative circumstances that come from reducing
minimum lot sizes, increasing lot coverages and building height and allowing a significant increase
in building capacity. These land use code provisions are just one small piece of the larger solution.
Does the City of Port Angeles have a lot of unique real estate economics and construction industry
trends? Should the City’s land use code be aware of those realities? Absolutely. But the form-
based code elements proposed in Chapter 17.22 are reflective of expert professional advice and
recommendations from across the State of Washington and the entire country. The land use code
also needs to reflect the larger community goals and objectives that are a part of the City’s
Comprehensive Plan. The City needs to plan for potential.
There is a necessary balancing act between zoning allowances, flexibility and building capacity with
design compatibility, neighborhood quality of life, safe and welcoming commercial streetscapes.
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There is a dominant public voice that is suggesting the Port Angeles economy is not strong or
mature enough to handle additional development standards and that the free market should
direct the course of action. It is important to remember that these code changes are greatly
increasing building capacity beyond current regulations, by reducing lot sizes, increasing density,
increasing building height and site coverage, and reducing parking. We need to ensure there are
mitigating design standards in place to enhance compatibility between new and old development
and which ensure a minimum level of livability and site functionality for residents and businesses.
The City of Port Angeles might be unique, but it cannot sustain poor design of our community –
there is too much at risk. A short-sighted lens will have later negative implications: declining quality
of life, increased cost to government, and less predictability of development.
The block frontage standard is introduced in Chapter 17.22. Three types of block frontages are
proposed: “storefront,” “landscaped” and “mixed.” Each has affiliated design standards that apply.
This new chapter departs from the standard text heavy zoning ordinance and introduces maps,
images and pictures to help visually relay the requirements. Map are included in the proposed
code to clearly show where each standard is designated. The streets that are within the
commercial zones that are not shown as either storefront, landscaped or mixed, are known to
have a “basic” designation. The least flexible standard is storefront and the most flexible standard
is basic designated commercial street corridors where they apply.
This Chapter contains the most options that must be considered by the Planning Commission, per
Appendix D (see Figure 1). Specifically they concern residential amenity standards, public space
for commercial development, building massing and façade articulation and building design details.
See below images that summarize the identified issue, and suggested changes (blue indicates the
Staff preferred option):
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Figure 1: Appendix D Excerpt
Section 17.22.230 – Residential
amenity space adds standards on the
minimum amount of open space
required for new multifamily
residential units together with design
standards for a variety of “amenity”
space types that can be used to meet
the requirements. These provisions
are critical to the livability of
multifamily developments,
particularly considering the needs for
new housing and increases in densities recommended as a part of this effort. Both the minimum
amount and the design standards are similar to those of a great variety of cities in the pacific
northwest region. They have been crafted to allow a wide range in choices in how developments
may comply with the standards (providing a measure of cost control to the developer). The design
standards focus more on layout and orientation of amenity space rather than an emphasis of costly
materials. While it’s recognized that some residents may minimally use their amenity space, or
only during warmer seasons, providing the “opportunity” of the amenity space for the city’s wide-
ranging demographics cannot be overlooked (see Figure 2).
Figure 2: Amenity Space Example
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Figure 3: Appendix D Excerpt
Section 17.22.320 – Building massing and
articulation includes standards in
subsections (C-E) and are the most
important and impactful of all of the
building design standards proposed for
Port Angeles. Staff wants to have those
standards be prioritized for the heart of
the community, which is the Central
Business District or CBD zone. First of all,
articulation refers to integration of
architectural elements that create a
complementary pattern or rhythm,
dividing large buildings into smaller
identifiable pieces. Figure 4: Building Massing and Articulation Example
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The primary intent of these standards is to encourage thoughtful articulation of facades, so that
they are compatible with the context of the neighborhood. In other words, avoiding monolithic
designs that ignore the context of the neighborhood and thus degrade the character and property
values of the neighborhood. The proposed articulation standards have been crafted to allow
choices for the developer. For example, apartment buildings must integrate at least three
articulation features from a list of six options (one of which is simply “other” that could allow any
other treatment that meets the intent). Façade modulation (stepping forward or backwards a
portion of the façade) is only one of the articulation options. Others are less costly elements,
including window and entry patterns. The proposed standards also include an opportunity for
departures, which could include a proposal to employ only two articulation treatments instead of
three and/or providing such treatments every 40 feet instead of every 30 feet, providing such
designs meet the intent.
Chapter 17.94 –General Provisions Conditions and Exceptions - Emma
Changes to this section include:
• Removal of 17.94.030 Use of lots or parcels containing more than minimum required lot
area. This section is recommended for deletion because it acts as a short plat regulation.
Such regulations are already covered by Chapter 16.04 PAMC.
• Change of terminology from child daycare to “child care” in 17.94.065 Table A to be
consistent with definitions elsewhere in the chapter.
• Removal of 17.94.070 Development standards for and Accessory Dwelling Unit (ADU). This
section governing ADUs is relocated to 17.21.020.
• Removal of 17.94.170 Exception to height requirement because it duplicates the building
height definition and exceptions in Chapter 17.08.
Environmental Review
This project was reviewed under the Washington State SEPA threshold determination rules
requirements and procedures. A Determination of Non-significance (DNS) is anticipated for this
action. In accordance with WAC 197-11-340 a 14-day appeal period will begin on the date of the
determination. The SEPA checklist and environmental documents are on file at the City of Port
Angeles Department of Community and Economic Development Planning Division and are
available upon request.
Consistency
In preparation and submission of a Municipal Code Amendment City Staff has demonstrated that
all standards will be met in accordance with the City’s Comprehensive Plan and the Port Angeles
Municipal Code.
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VII. RECOMMENDATION
It is the recommendation of Department of Community and Economic Development Staff that the
Planning Commission concur with staff’s recommendation to the City Council to approve
Municipal Code Amendment No. 21-55. This recommendation is based on the staff report, 2019
Comprehensive Plan, 2019 Housing Needs Assessment, submitted comments, and proposed
major changes for second draft. Staff has indicated in the findings of this report and Appendix D
the recommended options, where options exist for producing a second draft.
The recommended specific motions are:
1. Direct staff to produce a new code draft reflecting the Planning Commission’s changes.
2. In reference to the “Major Code Changes for Second Draft,” Attachment D, where
options are identified, the Planning Commission recommends the following code
section options:
a. Code Section X Planning Commission selects Option Y
b. Code Section Y Planning Commission selects Option Z, etc.
3. Final: General motion to approve Municipal Code Amendment No. 21-55 and
recommend the draft to Council with the remainder of changes identified in
Attachment D.
VIII. APPENDICES
Appendix A: Title 14, 15, 16 and 17 municipal code amendments
Appendix A.1: Stakeholder Interviews Summary
Appendix A.2: Workshop and Survey Summary
Appendix B: Public Comment Matrix by Code Reference
Appendix C: Individual Public Comments by Date Received
Appendix D: Major Code Changes for Second Draft
Port Angeles
Residential Building Capacity Code Amendments
DRAFT September 17, 2021
Appendix A
Municipal Code Amendments
PORT ANGELES RESIDENTIAL BUILDING CAPACITY CODE AMENDMENTS
MAKERS architecture and urban design Page 2
Port Angeles Code Amendments_DRAFT FOR PC REVIEW_21-0917
About This Draft
This is a first draft of code amendments that implement the development vision and policies for
Port Angeles. The draft was informed by the grant contract that the City has entered into with
the Washington State Department of Commerce, recent changes in state law, a public
workshop on June 9 and accompanying online surveys that presented code concepts, and close
collaboration with staff.
Code Amendment Scope
The code amendments in this project are intended to emphasize increasing Port Angeles’
residential building capacity. The City’s grant from Washington State Department of Commerce
includes the three actions listed below to help accomplish this. For each action, an explanation
is included to describe the type of code amendments proposed to implement the action.
Action 1. Adopt an infill exemption under RCW 43.21C.229 for residential or mixed-use
development (and consider any other relevant SEPA categorical exemptions).
Proposed regulations are captured in draft PAMC 15.04.105, with supporting
mitigation measures in the applicable zoning regulations (Chapters 17.10-20), the
Residential Infill Design Standards (Chapter 17.21), and Commercial and Multifamily
Design Standards (Chapter 17.22).
Action 2. Increase the maximum number of lots that can be created in the short subdivision
process from four to nine lots. Proposed changes are captured in Title 16 and most
notably Chapter 16.04, Short Plat Subdivision Regulations.
Action 3. Adopt a form-based code for the City’s commercial zones that allow housing (CBD,
CA, CSD, CO, CN). The proposed code is located in the new Commercial Zones
chapter (Chapter 17.20) and the Commercial and Multifamily Design Standards
(Chapter 17.22).
Draft Organization
This document is organized in numerical municipal code order, starting with sections within
Title 14.
Tracking Proposed Changes
This document tracks proposed changes to current code in the following ways:
• We’ve tracked changes to current code sections with additions and deletions shown as
such.
• For those code sections that are entirely new, the code section indicates “[NEW]” after the
section name. Thus, for those sections, we don’t show the text in track changes format.
• Where there’s a code section number in brackets after the code name, it means that an
existing code section is proposed to be moved – and any suggested changes to the text in
that section are shown in track changes.
Notes in these blue text boxes provide information about a code change or a new code section.
Appendix A
Municipal Code Amendments
PORT ANGELES RESIDENTIAL BUILDING CAPACITY CODE AMENDMENTS
MAKERS architecture and urban design Page 3
Port Angeles Code Amendments_DRAFT FOR PC REVIEW_21-0917
Draft Code Contents
About This Draft ...................................................................................................................................... 2
Code Amendment Scope ..................................................................................................................... 2
Draft Organization ................................................................................................................................. 2
Tracking Proposed Changes ................................................................................................................ 2
Draft Code Contents ..................................................................................................... 3
TITLE 14 – BUILDINGS AND CONSTRUCTION .............................................................. 8
Chapter 14.40 – Off-Street Parking ..................................................................................................... 8
14.40.010 – Purpose. ............................................................................................................................ 8
14.40.020 – Definitions. ........................................................................................................................ 8
14.40.030 – Parking space requirements—Generally. .................................................................. 9
14.40.035 – Payment of parking and business improvement area assessments for
compliance of parking requirements. ....................................................................... 13
14.40.040 – Parking space requirements for uses in a City approved parking and
business improvement area. ...................................................................................... 13
14.40.045 – Parking reduction tools. [NEW] .................................................................................. 14
14.40.046 – Electric vehicle parking space requirements. [NEW] ............................................ 15
14.40.050 – Transportation demand management assessment.............................................. 16
14.40.060 – Mixed uses. ..................................................................................................................... 17
14.40.070 – Cooperative parking agreements. ............................................................................. 17
14.40.080 – Parking space requirement modification—New uses in new structures. ........ 17
14.40.090 – Parking space requirement modification—New uses in existing structures. . 17
14.40.100 – Parking space requirement modification—Expansion of existing uses in
existing structures. ........................................................................................................ 18
14.40.110 – Parking space modification requirements—Existing uses in existing
structures. ....................................................................................................................... 18
14.40.120 – Improvement of parking spaces. ............................................................................... 18
14.40.130 – Parking space requirements—Variances. ............................................................... 19
14.40.140 – Building permits. ............................................................................................................ 19
14.40.150 – Use of parking spaces. ................................................................................................. 20
14.40.160 – Parking lot activity standards. ..................................................................................... 20
14.40.170 – Revocation of permit—Appeals. ................................................................................ 20
14.40.180 – Decisions of the Director of Department of Community and Economic
Development—Appeals. .............................................................................................. 21
14.40.190 – Violation. .......................................................................................................................... 21
TITLE 15 – ENVIRONMENT .......................................................................................... 22
15.04.105 - Categorical exemptions for residential mixed use and residential infill
development. [NEW] ..................................................................................................... 22
TITLE 16 – SUBDIVISIONS ............................................................................................ 24
CHAPTER 16.02 – Definitions ............................................................................................................ 24
16.02.010 – General. ........................................................................................................................... 24
16.02.020 – Definitions and rules. ................................................................................................... 24
CHAPTER 16.04 – Short Plat Subdivision Regulations ................................................................... 29
16.04.010 – Purpose and intent. ...................................................................................................... 29
Appendix A
Municipal Code Amendments
PORT ANGELES RESIDENTIAL BUILDING CAPACITY CODE AMENDMENTS
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16.04.020 – Authority. ......................................................................................................................... 29
16.04.030 – Reserved. ......................................................................................................................... 29
16.04.040 – Applicability. .................................................................................................................... 29
16.04.045 – Parcels traversed by public ways. .............................................................................. 29
16.04.050 – Application forms. ......................................................................................................... 29
16.04.060 – Preliminary short plat—Contents. ............................................................................. 30
16.04.070 – Preliminary short plat—Design standards. ............................................................. 30
16.04.080 – Preliminary short plat—Routing and staff recommendations. ........................... 32
16.04.090 – Preliminary short plat—Requirements for approval. ............................................ 32
16.04.100 – Preliminary short plat—Approval—Conditions. ..................................................... 33
16.04.110 – Preliminary short plat—Approval—Effect. ............................................................... 34
16.04.120 – Appeals. ........................................................................................................................... 34
16.04.130 – Final short plat—Filing time limit. .............................................................................. 34
16.04.140 – Final short plat—Improvements—Required. .......................................................... 34
16.04.150 – Plat occupancy. .............................................................................................................. 36
16.04.160 – Final short plat—Contents. ......................................................................................... 37
16.04.170 – Final short plat—Routing for review. ........................................................................ 38
16.04.180 – Final short plat—Final approval procedure. ........................................................... 38
16.04.190 – Final short plat—Filing and recordation. ................................................................. 38
16.04.200 – Re-subdivision by short plat prohibited. .................................................................. 39
16.04.210 – Injunctive action to enforce chapter. ........................................................................ 39
16.04.220 – Violation—Penalty. ........................................................................................................ 39
CHAPTER 16.09 – Unit Lot Subdivisions [NEW] .............................................................................. 40
16.09.010 – Purpose. .......................................................................................................................... 40
16.09.020 – Application. ..................................................................................................................... 40
16.09.030 – Review procedures. ...................................................................................................... 41
16.09.040 – Standards and criteria. ................................................................................................. 41
16.09.050 – Preliminary approval. .................................................................................................... 42
16.10.060 – Final approval. ................................................................................................................ 42
16.10.070 – Installation of improvements. ..................................................................................... 43
16.10.080 – Time limitations. ............................................................................................................. 43
16.10.090 – Revisions. ......................................................................................................................... 43
TITLE 17 – ZONING ...................................................................................................... 44
CHAPTER 17.01 – PURPOSE AND SCOPE ........................................................................................ 44
17.01.020 Purposes of zones. ........................................................................................................... 44
Chapter 17.08 – DEFINITIONS ........................................................................................................... 50
17.08.010 – "A." ..................................................................................................................................... 50
17.08.020 – “C.” ..................................................................................................................................... 52
17.08.025 – "D." .................................................................................................................................... 54
17.08.020 – “E.” ..................................................................................................................................... 55
17.08.035 – "F." ..................................................................................................................................... 56
17.08.040 – "G." .................................................................................................................................... 57
17.08.045 – "H." .................................................................................................................................... 57
17.08.050 – "I." ...................................................................................................................................... 59
17.08.070 – "M.".................................................................................................................................... 59
17.08.075 – “N”. ..................................................................................................................................... 60
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17.08.080 – "O." .................................................................................................................................... 61
17.08.085 – "P." ..................................................................................................................................... 62
17.08.090 – "R." ..................................................................................................................................... 63
17.08.095 – "S." ..................................................................................................................................... 64
17.08.100 – "T." ..................................................................................................................................... 66
17.08.110 – "V." ..................................................................................................................................... 67
17.08.115 – "W." ................................................................................................................................... 68
Chapter 17.10 – R7, Residential, Low Density ................................................................................ 69
17.10.010 – Purpose. .......................................................................................................................... 69
17.10.020 – Permitted uses. .............................................................................................................. 69
17.10.030 – Accessory uses. .............................................................................................................. 69
17.10.040 – Conditional uses. ........................................................................................................... 69
17.10.050 – Area, dimensional, and density requirements........................................................ 71
17.10.060 – Off-street parking. ......................................................................................................... 72
17.10.070 – Signs. ................................................................................................................................ 72
17.10.080 – Design standards. ......................................................................................................... 72
Chapter 17.11 – R9, Residential, Low Density ................................................................................ 74
17.11.010 – Purpose. .......................................................................................................................... 74
17.11.020 – Permitted uses. .............................................................................................................. 74
17.11.030 – Accessory uses. .............................................................................................................. 74
17.11.040 – Conditional uses. ........................................................................................................... 75
17.11.050 – Area, dimensional, and density requirements........................................................ 75
17.11.060 – Off-street parking. ......................................................................................................... 76
17.11.070 – Signs. ................................................................................................................................ 76
17.11.080 – Design standards. ......................................................................................................... 76
Chapter 17.12 – R11, Residential, Low Density .............................................................................. 78
17.12.010 – Purpose. .......................................................................................................................... 78
17.12.020 – Permitted uses. .............................................................................................................. 78
17.12.030 – Accessory uses. .............................................................................................................. 78
17.12.040 – Conditional uses. ........................................................................................................... 79
17.12.050 – Area, dimensional, and density requirements........................................................ 79
17.12.060 – Off-street parking. ......................................................................................................... 80
17.12.070 – Signs. ................................................................................................................................ 80
17.12.080 – Design standards. ......................................................................................................... 81
Chapter 17.14 – RMD – Residential, Medium Density ................................................................... 82
17.14.010 – Purpose. .......................................................................................................................... 82
17.14.020 – Permitted uses. .............................................................................................................. 82
17.14.030 – Accessory uses. .............................................................................................................. 83
17.14.040 – Conditional uses. ........................................................................................................... 83
17.14.050 – Area, dimensional, and density requirements........................................................ 83
17.14.060 – Off-street parking. ......................................................................................................... 86
17.14.070 – Signs. ................................................................................................................................ 86
17.14.080 – Design standards. ......................................................................................................... 86
Chapter 17.15 – RHD – Residential, High Density .......................................................................... 88
17.15.010 – Purpose. .......................................................................................................................... 88
17.15.020 – Permitted uses. .............................................................................................................. 88
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17.15.030 – Accessory uses. .............................................................................................................. 88
17.15.040 – Conditional uses. ........................................................................................................... 89
17.15.050 – Area, dimensional, and density requirements........................................................ 90
17.15.060 – Off-street parking. ......................................................................................................... 92
17.15.070 – Signs permitted. ............................................................................................................. 92
17.15.080 – Design standards. ......................................................................................................... 92
Chapter 17.20 – Commercial Zones [NEW] .................................................................................. 127
17.20.010 – Chapter purpose. ....................................................................................................... 127
17.20.015 – Commercial zones purpose statements. [from Chapters 17.20-17.24] ....... 127
17.20.020 – Permitted uses. ........................................................................................................... 128
17.20.030 – Supplemental use standards. .................................................................................. 134
17.20.040 – Dimensional standards. ............................................................................................ 135
17.20.050 – Measurements and exceptions. ............................................................................. 139
17.20.060 – Other standards. ........................................................................................................ 139
17.20.070 – Building height bonus standards............................................................................ 140
Chapter 17.21 - Residential Infill Design Standards [NEW] ........................................................ 141
17.21.010 – Small lot single-household. ...................................................................................... 141
17.21.020 – Accessory dwelling unit (ADU). [17.94.070] .......................................................... 145
17.21.030 – Cottage housing. [Replaces Chapter 17.16] ......................................................... 147
17.21.040 – Duplex. .......................................................................................................................... 153
17.21.050 – Townhouse. ................................................................................................................. 157
Chapter 17.22 – Commercial and Multifamily Design Standards [NEW] ................................. 162
Purpose and Applicability ................................................................................................................ 162
17.22.010 – Purpose. ....................................................................................................................... 162
17.22.020 – Applicability. ................................................................................................................. 162
17.22.030 – How the provisions of this chapter are applied. ................................................. 165
17.22.040 – Departures. .................................................................................................................. 165
Block Frontage Standards ................................................................................................................ 166
17.22.100 – Purpose. ....................................................................................................................... 167
17.22.110 – Block frontage designation maps. .......................................................................... 168
17.22.115 – About the transparency standards. ....................................................................... 173
17.22.120 – Storefront block frontage standards. .................................................................... 175
17.22.130 – Landscaped block frontage standards. ................................................................. 179
17.22.140 – Mixed block frontage standards. ............................................................................ 182
17.22.150 – Basic block frontage (streets with no designated block frontage). ................. 184
17.22.160 – High visibility corner standards. .............................................................................. 185
17.22.170 – Ground floor residential frontage standards. ..................................................... 187
17.22.180 – Where properties front onto multiple streets. .................................................... 191
Site Planning Standards ................................................................................................................... 193
17.22.200 – Purpose. ....................................................................................................................... 193
17.22.210 – Side and rear-yard setbacks. ................................................................................... 193
17.22.220 – Public space. ................................................................................................................ 195
17.22.230 – Residential amenity space. ....................................................................................... 199
17.22.240 – Internal pedestrian access and design. ................................................................ 206
17.22.250 – Vehicular circulation and parking. .......................................................................... 212
17.22.260 – Service areas and mechanical equipment. .......................................................... 215
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17.22.270 – Site lighting. .................................................................................................................. 220
Building Design Standards............................................................................................................... 224
17.22.300 – Purpose. ....................................................................................................................... 224
17.22.310 – Building character. ..................................................................................................... 224
17.22.320 – Building massing and articulation. ......................................................................... 226
17.22.330 – Building details. ........................................................................................................... 233
17.22.340 – Building materials. ...................................................................................................... 240
17.22.350 – Blank wall treatment. ................................................................................................. 245
Landscaping Standards .................................................................................................................... 247
17.22.400 – Purpose. ....................................................................................................................... 247
17.22.410 – Applicability. ................................................................................................................. 247
17.22.415 – Landscape plans. ........................................................................................................ 247
17.22.420 – Plant material and installation standards. ............................................................ 248
17.22.425 – Landscaping types. .................................................................................................... 250
17.22.430 – Landscaping buffer standards. ............................................................................... 255
17.22.435 – Block frontage landscaping. ..................................................................................... 257
17.22.440 – Parking lot landscaping. ............................................................................................ 257
17.22.445 – Other landscaping standards. ................................................................................. 259
17.22.450 – Maintenance. ............................................................................................................... 260
17.22.455 – Irrigation standards. .................................................................................................. 260
17.22.460 – Performance assurance/bonding. .......................................................................... 261
Chapter 17.94 – General Provisions, Conditions and Exceptions ............................................. 262
17.94.010 - Foregoing regulations subject to this chapter. .................................................... 262
17.94.020 - Lot area not to be reduced, exceptions. ............................................................... 262
17.94.040 - Yards to be enclosed within a solid fence. ............................................................ 262
17.94.050 - Vacated streets. ........................................................................................................... 262
17.94.060 - Yard requirements for property abutting half-streets or streets designated
by an official control. .................................................................................................. 263
17.94.065 - Development standards for conditional uses in residential zoning. .............. 263
17.94.075 - Exception to yard requirement. ............................................................................... 265
17.94.080 - Yard and unobstructed space regulations. ........................................................... 265
17.94.090 - Vision clearance. .......................................................................................................... 266
17.94.110 - Parking space regulations. ........................................................................................ 266
17.94.120 - Permitted intrusions into required yards. ............................................................. 266
17.94.130 - Lot coverage exemptions. ......................................................................................... 267
17.94.135 - Stormwater site coverage exemptions. ................................................................. 267
17.94.140 - Walls and fences. ......................................................................................................... 267
17.94.150 - Storage of merchandise or vehicles in yards and rights-of-way. ..................... 268
17.94.155 - Use of residential streets. ......................................................................................... 268
17.94.175 - Exceptions to area requirements. ........................................................................... 269
17.94.180 - Minor deviations. ......................................................................................................... 269
17.94.185 - Non-zoned annexation areas. .................................................................................. 270
17.94.190 - Exceptions, variances and adjustments. ............................................................... 270
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TITLE 14 – BUILDINGS AND CONSTRUCTION
Chapter 14.40 – Off-Street Parking
SURVEY RESULTS
Scoring: 5 = great idea/high priority; 3 = neutral; 1 = very bad idea
[17] Parking: Adjust parking requirements for key uses, encourage more shared parking
arrangements, and allow on-street parking in front of use to be included in parking
calculations.
June 9 workshop average score: 4.0
Online SurveyMonkey average score: 4.0
MAKERS recommendation: Move forward with concepts.
14.40.010 – Purpose.
The purpose of this chapter is to assure adequate provisions for public access are made in the
development of new land use and in the change of use of an existing building. Off-street
parking is only one of the provisions that needs to be considered to avoid significant adverse
impacts on surrounding private properties and public infrastructure. This parking ordinance
encourages transportation demand management to achieve low impact development as an
alternative to off-street minimum parking requirements for each commercial, industrial, and
public and institutional land use. The City recognizes that each business can have a variety of
transportation strategies, facilities, and services instead of satisfying access solely by single
occupant vehicles (SOV). Many businesses are unique and, therefore, can best determine the
minimum parking requirements needed to serve their own needs. In residential zones, off-
street parking is required for each dwelling unit to allow reduction in nonarterial street width
standards. This parking ordinance encourages reduction in the impacts of increasing
impervious surfaces on the costs for each development and on the environment from
stormwater drainage. Reducing pollution from runoff and emissions serve community interests
and should be balanced against requirements for more street and parking lot improvements.
The City expects new developments to find less costly ways to meet transportation needs and
does not want to require unneeded impervious surfaces.
14.40.020 – Definitions.
A. The following terms shall have the designated meanings for the purposes of this Chapter,
unless the context indicates otherwise:
1. Electric vehicle. Any vehicle that operates, either partially or exclusively, on electrical
energy from the grid, or an off-board source, that is stored on-board for motive
purpose. “Electric vehicle” includes: (1) a battery electric vehicle; (2) a plug-in hybrid
electric vehicle; (3) a neighborhood electric vehicle; and (4) a medium-speed electric
vehicle.
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2. Electric vehicle parking space. Any parking space marked exclusively for parking of an
electric vehicle and installed with electric vehicle supply equipment (EVSE).
3. Electric vehicle supply equipment (EVSE). The hardware installed specifically for the
purpose of transferring energy between the premises wiring and an electric vehicle. The
hardware includes conductors, electric vehicle connectors, attachment plugs, and all
other fittings, devices, power outlets, or apparatus.
4. "Standard-car parking space" means 144.5 square feet of parking lot area, eight feet six
inches by 17 feet minimum in size, having adequate access to a public street. No part of
any street right-of-way shall be considered part of any standard-car parking space.
5. "Loading space" means a space located adjacent to a building, and large enough in area
so that any truck or other vehicle loading or unloading at such building will not project
into a street right-of-way.
6. "Floor area" means the leasable or habitable floor area or space in a dwelling or
building, excluding bathrooms, toilet compartments, halls, closets, or corridors 44
inches in width or less, and equipment and machinery rooms not used directly in the
manufacture, production, storage or sale of goods or services maintenance and
cleaning supply rooms of 50 square feet or less.
6. "Parking lot activity" means a non-permanent activity occurring in a parking lot, using
spaces otherwise allocated for parking for purposes other than parking by clientele of
the primary use of the property.
7. "Shall" means the statement is mandatory and ministerial, and the action so stated is
required to be done without discretion by decision-makers.
8. "Should" means the statement ought to be done, but the action so stated is not
required to be done by decision-makers who may use discretion where exceptions are
warranted.
9. "Transportation demand management assessment" means an analysis of public access
to a specific site for land use activities permitted under the Port Angeles Municipal Code
and a City approved plan (including multi-modal services, public infrastructure
improvements, and parking) that is sufficient to mitigate significant adverse impacts on
surrounding private properties and public transportation facilities, consistent with the
City's Comprehensive Plan and Urban Services Standards and Guidelines. The
assessment may be done by the applicant or by an expert transportation professional
when the applicant prefers or when determined to be necessary by the Community
Development Director.
B. All other terms used in this chapter shall have the meaning given to them by Ordinance
1709, as now enacted, or hereafter amended, unless the context indicates otherwise.
14.40.030 – Parking space requirements—Generally.
For all land uses there shall be established and maintained permanent off-street parking
spaces, either on the zoning lot of the use, or, if the affected property owners and the Director
of Community and Economic Development agree through the execution of an appropriate
agreement and easement in a form acceptable to the City Attorney and if appropriate
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identification signage is provided, within 200 feet of the property boundaries (excluding public
streets and alleys) of the zoning lot. The required number of parking spaces shall be
determined as follows:
A. Quantity. The number of required spaces shall be determined either by reference to the
number of required parking spaces per Table 14.40-1 or by using one of the alternate
methods in subsection (C) of this section. When the number of parking spaces is based on
floor area, the calculation shall use net floor area as defined by the adopted building code
and as hereafter amended.
B. Reduced parking requirements. See parking reduction tools in PAMC 14.40.045 and other
modifications in PAMC 14.40.080-110.
B. If applicable, sections 14.40.080 through 14.40.110 shall then be used to determine whether
the number of spaces required by subsection A of this section is modified.
C. Alternative methods. If Table 14.40-1 of subsection A of this section is not used to
determine the number of required parking spaces, one of the following alternate methods
of determining the required parking for a particular development shall be used:
1. Determine the number of parking spaces required by a transportation demand
assessment that received approval by the Director of Community and Economic
Development per section 14.40.050; or
2. Prepare a transportation demand management assessment that meets the approval of
the Director of Community and Economic Development per section 14.40.050; or
3. Obtain Director of Community and Economic Development approval of a parking
variance per section 14.40.130.
NOTE: The existing list of modifications/tools here is moved down below to a new, expanded parking
modifications section .045.
D. If the following criteria are satisfied, then the parking requirements of Table 14.40-1 of
subsection A above may be reduced accordingly.
1. Parking requirements may be reduced in direct ratio for each percentage point of
access provided by non-single occupant vehicle.
2. Parking requirements may be reduced by ten percent if a bus stop or other mass transit
facility is located within 500 feet of the project site.
3. Parking requirements may be reduced in direct ratio for each percentage point of
parking provided by cooperative parking agreement per section 14.40.080.
4. Parking requirements may be reduced by 25 percent to allow for incorporation of LID
facilities into the parking lot design.
E. Parking lot landscaping. The parking area shall comply with landscaping requirements for
parking lots in accordance with Title 17 PAMCPAMC 17.22.430.
F. Fractions. Anytime the required parking calculations result in a fraction of a parking space,
the number of required parking spaces shall be rounded down to the nearest whole
parking space.
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PARKING REQUIREMENT TABLE "14.40-1"
LAND USE PARKING SPACE REQUIREMENT
Shell Building & Multi-Tenant Commercial Spaces
For shell building permits where the
specific use is unknown and for multi-
tenant commercial spaces, the
following blended minimum parking
requirements apply
One parking space for each 200 square feet of floor area
Automobile Services
Automobile service and repair shops Three parking spaces plus one for each mechanical bay
Automobile sales dealerships Two per employee
Gas stations with convenience stores One parking space for each employee with a minimum of six parking spaces.
Drive aisles must accommodate two cars per pump
Commercial Activities
Banks, professional and business
offices
One parking space for each 400 square feet of floor area
Bowling alleys Two and one-half (2.5) parking spaces (minimum) to four (4) parking spaces
(maximum) for each alley lane
Furniture/appliance stores and
laundries
One parking space for each 600 square feet of floor area
Night clubs and lounges One parking space for each 50 square feet of floor area
Retail stores One parking space for each 300 350 square feet of floor area
Skating rinks and other commercial
recreational places
One parking space for each 200 square feet of floor area
Theaters One parking space for each three seats
Music, dance, art, and other
academies
Eight parking spaces for each classroom
Food Service Activities
Food/grocery stores One parking space for each 300 square feet of floor area
Restaurants, taverns, and any other
establishments for the sale and
consumption of food, alcoholic
beverages, or refreshments
One parking space for each 125 200 square feet of floor area of the building
Food and beverage establishments
that do not have on-site seating
One parking space for each employee and three per drive-up window
Personal Services
Barber, beauty shops, tanning salons,
physical therapy, and similar services
One parking space for each 250 square feet of floor area with a minimum of four
parking spaces
Day Child care centers Two parking spaces plus one unloading space for those centers serving 12 or
fewer children; One parking space per employee plus two parking spaces for
unloading for centers of more than 12 children
Laundromats One parking space per washing machine
Medical Services
Medical and dental offices One parking space for each 200 300 square feet of floor area with a minimum of
four parking spaces
Hospitals One space per each 2 two staff members at the largest shift, plus one space for
every ten beds
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Research, dental, x-ray laboratories One parking space for each 200 square feet of floor area
Residential and Lodging Uses
Single-household dwellings Two per unit
Small lot single-household dwellings One per unit
Cottage housing 1.5 per unit
Townhouses Two per unit
Duplexes One per unit
Residential Multifamily dwelling units
(three or more dwelling units)
One 1 parking space per every dwelling unit with one bedroom or less/
1.5 parking space per every dwelling unit with two bedrooms
1.75 parking spaces per every dwelling units with three or more bedrooms
two parking spaces per dwelling units with two or more bedrooms
Multifamily dwelling units, affordable
(per Chapter 17.46 PAMC)
0.5 parking spaces per every dwelling unit with one bedroom or less
0.75 parking space per every dwelling unit with two bedrooms
1 parking spaces per every dwelling units with three or more bedrooms
Rooming and lodging uses One parking space for each sleeping unit
Nursing and convalescent homes,
assisted living facilities, adult family
homes
One parking space for each three beds
One on-street parking space can be counted toward the total required parking per dwelling unit when the property is on a
street that meets current street design standards with a minimum 8 foot parking lane and there is 22 feet of unrestricted,
on-street parking directly adjacent the property
Public and Institutional Uses
Libraries *One parking space for each 400 feet of floor area
Museums One parking space for each 300 feet of floor area
Schools:
Junior colleges and technical schools
Elementary schools
Middle schools
Preschools
Senior high schools
One space for every educator, plus one space for every 5 students, plus one
space for every two administrative employees
One parking space for each classroom
Three parking spaces for each classroom
Ten parking spaces for each classroom
Six parking spaces for each classroom
Social clubs, lodges, fraternal
organizations w/o fixed seating
One parking space for each 50 square feet of floor area of the building
Areas of assembly without fixed
seating
One space for every 30 100 square feet of assembly area
Churches, stadiums, sports areas, and
other such places of assembly with
fixed seating
One parking space for each three fixed seats
Senior centers One parking space for every 135 300 square feet of floor area
Industrial Uses
Manufacturing uses One parking space for each 1,000 square feet of floor area plus one1 space per
every two employees
Trucking and transportation terminals Minimum of ten spaces
Warehouses, storage buildings One parking space for each two employees with a minimum of five parking
spaces
Public and Quasi-Public Recreation Uses
Parks and playgrounds As determined by the Director of Community and Economic Development
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Public and private golf courses Four spaces for every green on premises, plus one space for every three tee
boxes at driving range if present
Swimming pools Ten parking spaces for each 1,000 square feet of pool surface area
Unspecified Uses
If a use is not otherwise specifically mentioned in this section, the requirements for off-street parking facilities shall be the
same as the requirements for the most similar use listed herein as determined by the Director of the Department of
Community Development. A transportation demand management assessment may be necessary (see PAMC 14.40.050).
Mixed Uses
In the case of a mixture of uses on one lot or in one building, the total requirements for off-street parking facilities shall be
the sum of the requirements for the various uses computed separately
Cooperative and Shared Parking Provisions
Parking facilities may be cooperatively used by different land uses when the times of the uses are not simultaneous. Parking
facilities may be shared when the times are not simultaneous through a parking agreement with the property owners and
when the parking is located no further than 500 feet from the property requiring the parking. See PAMC 14.40.070.
14.40.035 – Payment of parking and business improvement area assessments
for compliance of parking requirements.
The owner of any property or business that is located within 1,000 feet of the boundary of a
City approved parking and business improvement area (PBIA), established by Chapter 3.72
PAMC, may satisfy the parking requirements imposed by this chapter by entering into an
agreement that satisfies the conditions of this section and it approved by the Director of
Community and Economic Development. The agreement shall require the owner of any
property or business to make payments to the City in the amount calculated and on the terms
provided in Chapter 3.72 PAMC. Such payments shall be deposited into the PBIA fund and shall
be used as provided in Chapter 3.72 PAMC. The Director of Community and Economic
Development is hereby authorized to prepare and approve agreements to implement the
terms of this section.
14.40.040 – Parking space requirements for uses in a City approved parking
and business improvement area.
For any land uses located in a City approved Parking and Business Improvement Area (PBIA),
there shall be established and maintained permanent off-street parking spaces, either on the
zoning lot of the use or within 1,200 feet of the property boundaries (including public streets
and alleys) of the zoning lot. The City encourages the formation of PBIAs throughout the City. A
buffer of 1,200 feet shall be required between all PBIAs to prevent overlapping authorities and
to allow PBIA parking lots outside a PBIA's boundaries similar to an individual land use.
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14.40.045 – Parking reduction tools. [NEW]
NOTE: This new section consolidates the existing tools in (A-E) and adds a new option in (F).
If the following criteria are satisfied, then the parking requirements of Table 14.40-1 may be
reduced accordingly.
A. Non-single occupant vehicles. Parking requirements may be reduced in direct ratio for
each percentage point of access provided by non-single occupant vehicle.
B. Transit. Parking requirements may be reduced by ten percent if a bus stop or other mass
transit facility is located within 500 feet of the project site.
C. Cooperative parking. Parking requirements may be reduced in direct ratio for each
percentage point of parking provided by cooperative parking agreement per section
14.40.080.
D. LID facilities. Parking requirements may be reduced by 25 percent to allow for
incorporation of LID facilities into the parking lot design.
NOTE: The below on-street parking option currently exists only for residential uses. This section
expands it to all uses in residential and commercial zones to leverage the surplus of on-street
parking in Port Angeles. This tool will be most beneficial for small developments that have
challenges in fitting all required parking on small sites.
E. On-street parking.
1. Applicability. This option is available for all uses in residential and commercial zones.
2. Credit. Every 22 linear feet of unrestricted on-street parking directly adjacent to the
subject property and on a street that meets current street design standards can be
counted toward the total required parking.
3. Accessible spaces. On-street parking may not be used to meet minimum requirements
for accessible parking under the Americans with Disabilities Act of 1990, the current ADA
Standards for Accessible Design, and the adopted building code.
NOTE: Structured parking is beneficial where it can reduce the amount of land consumed by parking
and the impervious surfaces created by parking, but it is also expensive to construct. This section
provides a bonus for structured parking to reduce construction costs.
F. Structured parking bonus.
1. Applicability. This option is available for multifamily development and non-residential
development in residential and commercial zones.
2. Amount. Every parking space in an underground or multistory above-ground parking
garage may count as up to 1.5 spaces for the purposes of calculating the minimum
parking spaces required by this chapter. The Director may require a transportation
demand management assessment to determine the amount of the bonus (see PAMC
14.40.050).
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14.40.046 – Electric vehicle parking space requirements. [NEW]
NOTE: These draft EV parking standards are borrowed from similar standards in other communities,
and also based on a new ordinance from King County (click for link) for their unincorporated areas.
The ordinance was based on extensive research into EV technology, market adoption, and
comparison with zoning codes from other cities and counties. MAKERS suggests adjustments for
Port Angeles to ease in the requirements more gradually, exempt small developments, and simplify
the terms and standards.
A, This section applies to all off-street parking facilities in residential and commercial zones,
except for RTP. Refer to locally adopted building and electrical codes for detailed
construction requirements.
B. All charging equipment and services required by this section shall support a minimum of
Level 2 charging standards as provided by the Society of Automotive Engineers (40 amps
and 240 volts residential or 208 volts commercial).
C. EV parking spaces shall be provided at the minimum rates shown in ELECTRIC VEHICLE
PARKING REQUIREMENT TABLE "14.40-2". Note that these minimums may exceed those
required by WAC 51-50-0427.
1. An EV parking space is one that has electric vehicle supply equipment (EVSE) of any level
of sophistication installed at the time of certificate of occupancy. Networked EVSE has
an internet connection and may have a customer interface for payment, limited hours of
operation, and other functions.
2. An EV-capable parking space is one that can support EVSE in the future and is supported
with electrical panel capacity and space to support minimum charging standards, a
dedicated branch circuit for the parking space, internet-connection capacity and space
(if required), and the installation of raceways (underground of surface-mounted). The
EV-capable space requirement applies to both new development and to existing
buildings when electrical panels are being upgraded in applicable multifamily and
nonresidential buildings. Prior to EVSE installation, non-electric vehicles may park in EV-
capable spaces.
3. Percentage-based rates apply to the total number of vehicle parking spaces actually
planned or built (not the minimum number of spaces required elsewhere in this
chapter). The rates also apply to new parking spaces that are created when an existing
parking area (as of the adoption date of this section) is expanded by 50 percent or more.
4. Mixed-use developments shall meet the applicable residential and non-residential EV
parking space requirements consistent with the proportion of each use.
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ELECTRIC VEHICLE PARKING REQUIREMENT TABLE "14.40-2"
Use
Minimum Number of
EV Parking Spaces
Minimum Number of
EV-Capable Parking
Spaces Note
Single-household, cottage,
and townhouse
1 per unit EVSE may be in the form of
240-volt power outlets.
Networked EVSE is not
required.
Duplex 1 per two units
Multifamily with 10 or more
dwelling units
5% of spaces
30% of spaces EVSE may be in the form of
240-volt power outlets.
Networked EVSE is not
required.
Non-residential use with
3,000 gross square feet
floor area or more
(including hotels)
5% of spaces
1 space minimum
10% of spaces
2 spaces minimum
Networked EVSE is
encouraged but not
required.
Parking facility (primary
use)
5% of spaces
2 spaces minimum
10% of spaces
4 spaces minimum
Networked EVSE is
required.
5. Signs for EV parking spaces shall be consistent with RCW 46.08.185. EVSE shall not
include any electronic changeable copy sign (see other sign standards in Chapter 14.36
PAMC).
6. Consistent with WAC 51-50-0427, a minimum of one accessible parking space in Group
B, Group R-1 hotel and motel only, and Group R-2 occupancies shall be an EV parking
space. This accessible space may not be double counted for the non-EV accessible
parking spaces required by the locally adopted building code.
14.40.050 – Transportation demand management assessment.
A. As part of any land use review and/or building permit application with the City of Port
Angeles, a transportation demand management assessment, which analyzes the off-street
parking needs of the new development or the expansion of use in the existing building, may
be conducted and shall require the approval of the Director of Community and Economic
Development, if parking for the use and/or building is not provided per section 14.40.030..
B. Business and property owners within 300 feet of the subject site shall be notified of the
transportation demand management assessment. A public comment period of 15 days shall
be provided.
Some additional details are recommended to ensure the assessment is rigorous and credible.
B. The assessment is a document that provides sufficient information to determine the
parking requirements for a specific use. The estimate may be based on scientifically
documented data for demand for the proposed use, census data, transit service, walking
and biking distance between existing residential and commercial areas. academic studies,
similar uses in the city or comparable cities, or other sources accepted by the Director. As
required by this chapter, the assessment may be required for adjusting minimum
quantitative requirements, determining times of peak parking demand, and determining
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impacts to on-street parking in the vicinity of the subject development site. All
transportation demand management assessments shall be prepared by either a
professional engineer with expertise in traffic and parking analyses or an equally qualified
individual authorized by the Director.
14.40.060 – Mixed uses.
In the case of a mixture of uses on one zoning lot or in one building, the total requirements for
off-street parking facilities shall be the sum of the requirements for the various uses computed
separately. Off-street parking facilities for one use shall not be considered as providing
required parking facilities of any other use, except as may be provided in section 14.40.070 of
this chapter.
14.40.070 – Cooperative parking agreements.
NOTE: Updates to this section provide some more clarifications of how cooperative parking
agreements can be best used.
A. Parking facilities may be cooperatively used by different land uses, when the times of the
peak use of such parking spaces by each use are not simultaneous. For example, a movie
theater whose peak use time is 7:00pm shares a parking lot with an office building whose
peak use time is 3:00pm. The peak use time may be provided by the Institute of
Transportation Engineers or determined by a transportation demand management
assessment per PAMC 14.40.050.
B. Cooperative parking associated with multi-tenant retail and commercial facilities will be
considered to be a cooperative parking facility. Lease agreements will satisfy the
requirement for a sufficient legal document.
C. A cooperative parking agreement signed by all parties who share the parking facilities and
approved by the Director of Community and Economic Development shall be required that
binds the parking facilities and the parties until the agreement is dissolved by all parties and
approved by the Director of Community and Economic Development.
D. If any requirements for cooperative parking are violated, the affected property owners must
provide a remedy satisfactory to the Director or provide the full amount of required off-
street parking for each use, in accordance with the requirements of this chapter, unless a
satisfactory alternative remedy is approved by the Director.
14.40.080 – Parking space requirement modification—New uses in new
structures.
For any new use in a new building or structure, the required number of parking spaces shall be
determined by the requirements of sections 14.40.030 through 14.40.070.
14.40.090 – Parking space requirement modification—New uses in existing
structures.
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A change of use in a building or structure that exists as of April 25, 2004, that does not change
the building code occupancy classification of the existing building or structure may occur
without provision of additional off-street parking spaces unless the floor area of the building or
structure is increased.
14.40.100 – Parking space requirement modification—Expansion of existing
uses in existing structures.
For an expansion in the use of an existing building or structure which enlarges the floor area,
additional parking spaces need not be established, if the following requirements are met:
A. The use and structure or building, prior to its enlargement or increase in floor area, is in
conformance with the parking space requirements of this chapter;
B. No previous modifications of parking space requirements authorized by this section have
been utilized;
C. The number of parking spaces required by the floor area of the addition, together with
those required by the floor area of the existing building, will not exceed 115 percent of the
spaces required for the expansion of the use or building. If the number of spaces required
exceeds 115 percent, the required spaces in excess of 115 percent shall be established and
maintained.
14.40.110 – Parking space modification requirements—Existing uses in
existing structures.
Existing uses occupying existing structures or buildings as of the effective date of the ordinance
codified in this chapter may continue until there is an expansion of use.
14.40.120 – Improvement of parking spaces.
A. Any parking spaces provided to comply with the terms of this chapter, other than for single-
family detached residences, shall be improved in accordance with the following
requirements:
1. They shall meet the requirements of the clearing, grading, filling and drainage
regulations set forth in Chapter 15.28 PAMC.
2. They shall be graded and paved with a hard-surface pavement of permeable pavement
with a structurally adequate base, Portland cement concrete, asphaltic concrete with a
structurally adequate base, or other hard-surface pavement acceptable to the Director
of Public Works and Utilities. Pervious concrete shall be the preferred surface, if
feasible. All parking spaces shall be clearly and permanently striped in conformance
with Public Works parking lot design standards. Wheel stops shall be installed where
necessary to prevent encroachment upon public rights-of-way and adjacent trees,
landscaped areas, or low impact development facilities. The Director of Public Works
and Utilities may allow for an exception to hard-surface pavement for developments in
the Industrial Heavy Zone, provided that adverse impacts to stormwater drainage,
surrounding properties, and public infrastructure are mitigated to the extent the
Director deems reasonably necessary and appropriate.
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3. They shall be accessible, at all times, from street, alley or driveway intended to serve
such off-street parking.
4. Improvements of parking spaces shall meet the Americans with Disabilities Act
standards.
B. The City may grant permission for temporary occupancy of a building or structure even
though the parking spaces required by subsection A. of this section have not been fully
completed, provided that an improvement bond acceptable as to form and amount by the
City Engineer and the City Attorney is posted in the amount of the estimated value of the
construction of the parking facilities. Before granting such temporary occupancy, the
Director of Public Works and Utilities must determine that construction of the parking
facilities prior to occupancy of the building would not represent sound construction
practice, due to weather conditions, availability of materials and/or difficult site conditions,
and the acceptance of such bond is therefore appropriate. Improvement bonds may be
accepted for a period not to exceed 12 months. During the period before final completion
of the improvements, the parking facilities provided shall at least be graded and graveled
and be maintained in a good condition.
C. Uses requiring six or fewer spaces may occupy a building or zoning lot for up to 12 months
before compliance with subsection A.2 of this section, provided the parking facilities shall at
least be graded and graveled and be maintained in a good condition. At the end of the 12-
month period, the parking facilities must be in compliance with subsection A.2 of this
section, or a bond must have been provided and accepted in accordance with subsection B
of this section.
14.40.130 – Parking space requirements—Variances.
A. A variance from the parking space requirements of this chapter, as specifically provided by
sections 14.40.030 through 14.40.070, may be granted on written request to the Director of
Community and Economic Development. The Director may impose such conditions upon
the variance as it deems necessary to comply with the purpose of this chapter and to
mitigate the effects of increased impervious surfaces. No variance shall be granted by the
Director unless the Director finds that:
1. The variance is not detrimental to surrounding properties;
2. The parking provided is sufficient to meet the parking needed by the uses(s);
3. The variance will not create increased congestion or traffic hazards along adjacent
streets and alleys; and
4. The variance is consistent with the intent of this chapter, the zone in which the site is
located, and the comprehensive plan.
B. The determination of the Director may be appealed to the Hearing Examiner per section
2.18.065.
14.40.140 – Building permits.
Before the granting of a building or occupancy permit for any new building or structure, or for
any enlargement or change of use in any existing building or structure, where the proposed use
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is subject to the requirements of this chapter, the applicant for such building permit shall
comply with the requirements of this chapter. Compliance shall consist of either of the
following:
A. Proof of the existence of the off-street parking spaces required by this chapter, including a
site plan showing such off-street parking, which has been submitted to and approved by the
Community Development Director and City Engineer. The site plan shall be prepared at a
reasonable scale, showing property lines, dimensions of the property, size and arrangement
of all parking spaces, the means of ingress and egress to such parking spaces and interior
circulation within the parking area, the extent of any change required in existing site
conditions to provide required parking, and such other information as may be necessary to
permit review and approval of the proposed parking; or
B. Proof that the applicant is subject to assessment in a City approved parking and business
improvement area (PBIA) that provides off-street parking spaces within the PBIA.
14.40.150 – Use of parking spaces.
Subsequent to the issuance of a building permit, the number and location of parking spaces
used to satisfy the requirements of this chapter shall not be changed, nor shall the use of the
building or structure for which the permit is issued be changed, without compliance with the
requirements of this chapter. Parking spaces used by a land use to satisfy the requirements of
the chapter shall only be used for the parking of vehicles of customers and other users of the
building and the land use authorized by the building permit, except for parking provided under
sections 14.40.040 and 14.40.070.
14.40.160 – Parking lot activity standards.
All parking lot activities shall comply with the following standards:
A. No such activity shall occur in parking spaces directly in front of entrances or windows of a
building.
B. Such activities shall not occupy more than ten percent of the total number of spaces in the
parking lot.
C. Such activities shall not block entrances and exits to the parking lot or fire exit doors of any
buildings.
D. Such activities shall not occur in parking lots containing fewer than 20 spaces.
E. All such activities shall comply with all other applicable City ordinances and State statutes.
F. Each parking lot activity shall only be for a period not to exceed 30 consecutive days for
private businesses and 60 consecutive days for private non-profit and charitable
organizations within a one calendar year period.
G. The location and activity shall not endanger the public health, morals, safety and welfare.
14.40.170 – Revocation of permit—Appeals.
A. An occupancy permit issued pursuant to the terms of this chapter shall be revocable by the
City Manager, or his designee, for violation of any of the provisions of this chapter. Notice of
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the revocation of such permit shall be given in writing, by ordinary mail, directed to the
address of the permit holder as shown on the permit application.
B. Upon revocation, the permit holder shall have a right of appeal to the Hearing Examiner per
section 2.18.065. The holder shall, within ten days of the notice of revocation, give notice to
the City Clerk, in writing, the permit holder's intention to appeal the revocation to the
Hearing Examiner. The Clerk shall place the permit holder's appeal on the agenda of the
next regularly scheduled Hearing Examiner meeting, and forthwith inform the permit
holder, in writing, the date, time and location of the meeting.
C. The Hearing Examiner shall hold a public hearing, at which the permit holder may present
testimony as to his compliance with the terms of this chapter.
D. The Hearing Examiner shall make written findings of fact, as to the basis of any decision
which it makes. The Hearing Examiner may sustain the revocation of the permit, reinstate
the permit with conditions, reinstate the permit after a time certain, or immediately
reinstate the permit.
14.40.180 – Decisions of the Director of Department of Community and
Economic Development—Appeals.
A. Any person aggrieved by the decision of the Director of Community and Economic
Development may appeal the decision to the Hearing Examiner per section 2.18.065.
B. Appeals shall be submitted to the City Clerk in writing within 14 days following the date of
the Director's decision.
C. The Hearing Examiner shall conduct an open record hearing on the appeal of the Director
of Community and Economic Development's decision. The Hearing Examiner's decision
shall be final unless appealed to Clallam County Superior Court in accordance with PAMC
18.02.130.
14.40.190 – Violation.
Any person, firm, or corporation, in charge of premises which violate any of the provisions of
this chapter, shall be deemed guilty of a separate offense for each and every day or portion
thereof during which any violation of any of the provisions of this chapter is committed,
continued, or permitted. Each such offense shall be punishable by a maximum civil fine of
$500.00.
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TITLE 15 – ENVIRONMENT
NOTE: The primary change to this title is exempting certain infill developments from environmental
review, as allowed under state law RCW 43.21C.229. The Port Angeles Comprehensive Plan’s
Environmental Impact Statement (EIS) provides adequate environmental review to allow for this
change. This provision will help make the planning and development process more predictable for
staff, applicants, and the community, and potentially reduce some costs of development.
15.04.105 - Categorical exemptions for residential mixed use and residential
infill development. [NEW]
A. When located within the zones identified in subsection (B), the following exempt levels are
established for new construction under RCW 43.21C.229:
1. Residential development above the flexible thresholds adopted by reference in PAMC
15.04.100.
2. Mixed-use development.
B. Infill development exemptions shall apply in the following zones:
1. Residential, Low Density (R7)
2. Residential, Low Density (R9)
3. Residential, Medium Density (RMD)
4. Residential, High Density (RHD)
5. Commercial, Office (CO)
6. Commercial, Neighborhood (CN)
7. Commercial, Shopping District (CSD)
8. Commercial, Arterial (CA)
9. Central Business District (CBD)
C. The infill exemptions in this subsection do not apply to the following:
1. The project is undertaken wholly or partly on lands covered by water as defined in WAC
197-11-756.
2. When a rezone is required.
3. The project requires a license governing emissions to the air or discharges to water.
4. The project is proposed within an environmentally sensitive area.
D. Findings: The SEPA responsible official shall determine the infill exemption applies when the
applicant has satisfactorily demonstrated:
1. All requirements in subsection (A) through (C) are met.
2. The proposal is located in the applicable zones in subsection (B) where the City has
identified that current density and intensity of use in the area is roughly equal to or
lower than called for in the goals and policies of Port Angeles Comprehensive Plan. The
proposal is consistent with Port Angeles Comprehensive Plan and does not exceed the
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net density or intensity of use called for in the goals and policies of the Port Angeles
Comprehensive Plan.
3. Specific impacts are adequately addressed by the development regulations or other
applicable requirements of the Port Angeles Comprehensive Plan or other local, state,
or federal rules or laws.
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TITLE 16 – SUBDIVISIONS
NOTE: The primary change to this title is changing the number of lots tha t can be platted and built in
a short plat subdivision from 4 lots to 9 lots, using the provisions under state law RCW 58.17.
CHAPTER 16.02 – Definitions
16.02.010 – General.
The definitions in this chapter apply to all chapters and sections of Title 16, PAMC.
16.02.020 – Definitions and rules.
A. Words used in the present tense shall include the future; words used in the singular shall
include the plural, and the plural shall include the singular.
B. The word "shall" is mandatory and not discretionary.
C. The word "may" is permissive.
D. The word "lot" shall include the words "piece" and "parcel"; the word "building" includes all
other structures of every kind regardless of similarity to buildings; and the phrase "used
for" shall include the phrases "arranged for," "designed for," "intended for," "maintained
for," and "occupied for."
E. In the construction of these subdivision regulations, the rules and definitions contained in
this section shall be observed and applied, except when the context clearly indicates
otherwise.
1. Access street. A street with the main function of providing access to adjacent properties
or for local traffic.
2. Binding site improvement plan or BSIP. "Binding site improvement plan" or "BSIP"
means an integrated site plan submitted to the City pursuant to this chapter for
approval of all planned buildings, public and private infrastructure, and other
improvements and amenities to be developed as a commercial or industrial center.
3. Block. A group of lots, tracts or parcels within well-defined and fixed boundaries.
4. Block, townsite. A block of 450 or 500 feet by 300 feet dimension or a minimum of 3.1
acres as created by the original platting of the Townsite of Port Angeles.
5. Boundary line adjustment. A division of land made for the purpose of alteration by
adjusting boundary lines, between planned or unplatted lots or both, which does not
create any additional lot, tract, parcel, site, or division, nor create any lot, tract, parcel,
site, or division which contains insufficient area and dimension to meet minimum
requirements for width and area for a building site and may be accomplished in
nonconforming situations when the degree of nonconformity is not increased.
6. City. The City of Port Angeles.
7. Collector arterial street. A street which provides for movement within the smaller areas
which are often definable neighborhoods and may be bound by higher class (minor or
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principal) arterials. Collector arterials serve very little "through traffic" but serve a high
portion of local traffic requiring direct access to abutting land uses.
8. Commercial or industrial center. "Commercial center" or "industrial center" means a
development complex of mixed commercial and/or industrial businesses that share
facilities and are organized by some form of common management. A business and
office park, an industrial park, a corporate campus, and a shopping center are typical
examples of commercial or industrial centers.
9. Commission. See "Planning Commission."
10. Community and Economic Development Department or Department. "Community and
Economic Development Department" or "Department" means the Community and
Economic Development Department of the City.
11. Comprehensive Plan. The Comprehensive Plan adopted by the Council in compliance
with the Growth Management Act of 1990 and which indicates the general locations
recommended for residential, commercial, and industrial land uses or zones and for
streets, parks, public buildings, and other public improvements. The Comprehensive
Plan includes all its Appendices and individual comprehensive service and facility plans
such as the Capital Facilities Plan, the Comprehensive Water Plan and the
Comprehensive Parks Plan.
12. Council. Port Angeles City Council.
13. Crosswalk-way. A right-of-way dedicated to public use, ten feet or more in width, which
cuts across a block to facilitate pedestrian access to adjacent streets and properties.
14. Cul-de-sac (court or dead end street). A short street having one end open to traffic and
being permanently terminated by a vehicle turn-around.
15. Dedication. The deliberate appropriation of land by an owner for public uses, reserving
to the owner no other rights than such as are compatible with the full exercise and
enjoyment of the public uses to which the property has been devoted. The intention to
dedicate shall be evidenced by the owner by the presentment for filing of a final short
plat or final subdivision plat showing the dedication thereon, and acceptance of the
dedication by the City shall be evidenced by the approval of such final short plat or final
subdivision plat.
16. Desired urban design of the City. The land use pattern and street system as described
by the Comprehensive Plan land use map and policies, the zoning map and regulations,
the subdivision regulations, and the Urban Services Standards and Guidelines.
17. Easement. A grant by the property owner of the use of a strip of land by the public, a
corporation, or persons for specific purposes.
18. Final short plat. The final drawing of the short subdivision, containing all the elements
and requirements set forth in this chapter.
19. Final subdivision plat. The final drawing of the subdivision and dedication prepared for
filing for record with the County Auditor and containing all elements and requirements
set forth in this chapter.
20. Hearing Examiner. The City establishes a Hearing Examiner system per PAMC 2.18.010.
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21. Integrated site. "Integrated site" means one or more parcels of land operated as a single
development site for the purposes of shared facilities and common management.
22. Lot. A piece, parcel, plot, tract or area of land in common ownership created by
subdivision or its legal equivalent for sale, lease or rent. A lot has the characteristics of
being able to be occupied or capable of being occupied by one or more principal
buildings, and the accessory buildings or uses customarily incidental to them, and
including the open spaces required under this chapter, and having its principal lot
frontage on a street.
23. Lot area. The total area within the lot lines of a lot, excluding any primary access
easements or panhandles.
24. Lot frontage. The length of the front lot line measured at the street right-of-way line.
Alleys are not considered right-of-way providing a lot frontage.
25. Lot, irregular. A lot that has an irregular shape, such as narrow necks, points, legs and
panhandles
26. Lot line. A line of record bounding a lot that divides one lot from another lot or from a
public or private street or any other public right-of-way or public space.
27. Lot, panhandle. (also known as flag). A lot generally in the shape of a flag where access
is typically provided by a narrow, private right-of-way or driveway also known as the
"panhandle."
28. Lot types.
i. Corner lot. A lot at a junction of, and fronting on, two or more intersecting streets,
forming an interior angle of less than 135 degrees.
ii. Interior lot. A lot other than a corner or through lot.
iii. Double frontage or through lot. A lot having frontage on two parallel, or approximately
parallel, streets. Both lot lines abutting streets shall be deemed front lot lines. Lots with
rear alley frontage shall not be considered through lots.
iv. Reverse frontage lot. A double frontage or through lot that is not accessible from one of
the parallel or nonintersecting streets on which it fronts.
29. Lot, zoning. A single tract of land located within a single block, which at the time of filing
for a building permit, is designated by its owner or developer as a tract to be used,
developed, or built upon as a unit, under single ownership or control. A zoning lot may
or may not coincide with a lot of record.
30. Lot line, front. In the case of an interior lot, a line separating the lot from a street right-
of-way, and in the case of a double frontage or through lot, a line separating the lot
from a street right-of-way from which a drive access may be permitted and located by
the City. In the case of a corner lot, a property owner may designate either line
separating the lot from street rights-of-way as the primary front lot line, therefore
creating a subsequent front lot line. For a lot with an irregular shape, narrow neck, point
and panhandle, the front lot line is the shortest lot line adjoining the panhandle portion
of the lot, excluding the unbuildable portion of the pole.
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31. Lot line, rear. That boundary of a lot which is most distant from and is most nearly
parallel to the front lot line.
32. Lot line, side. Any boundary of a lot which is not a front nor a rear lot line.
33. Lot line, zero. A concept utilized to permit a structure or wall of a building to be located
on a property line.
34. Minor arterial street. A street which provides for movement within the large sub-parts
prescribed by principal arterials. Minor arterials may also serve "through traffic" but
provide much more direct service to abutting land uses than principal arterials.
35. Owner. A person, firm, association, partnership, private corporation, public or quasi-
public corporation, or any combination thereof.
36. Planned Residential Development (PRD). A planned residential development is a site
specific development which has been approved by the City Council under the provisions
of Chapter 17.19 of the Port Angeles Municipal Code. It may include a subdivision of
land in which residential lots are designed in clusters of individual lots with park and
open space areas between clusters and in which lots may be below the minimum lot
widths and lot areas required by the Zoning Code.
37. Planning Commission. "Planning Commission" means the Planning Commission of the
City, as designated in Chapter 2.36 of this Code.
38. Preliminary short plat. "Preliminary short plat" means an approximate drawing of a
short subdivision showing the general layout of streets and alleys, lots, blocks and other
elements of the short subdivision.
39. Preliminary subdivision plat. An approximate drawing of a proposed subdivision
showing the general layout of streets and alleys, lots, blocks, and other elements of the
subdivision consistent with the requirements of Chapter 16.08.
40. Principal arterial street. A street which provides for movement across and between large
sub-parts of an urban region and serve predominantly "through trips" with minimum
direct service to abutting land uses.
41. Short subdivision. "Short subdivision" means the division or redivision of land into four
nine or less lots, tracts, parcels, sites or divisions for the purpose of sale, lease or
transfer of ownership.
Sketch. A drawing showing proposed lot-layout, building line setbacks and proposed
locations and width of streets, width and area of each lot, sanitary and storm drainage.
43. Street. A right-of-way, dedicated to public use, which provides vehicular and pedestrian
access to adjacent properties.
44. Street system improvements. The acquisition of right-of-way and/or easements, design,
inspection, grading, paving, installation of curbs, gutters, sidewalks, street lighting, traffic
control devices and other similar improvements in accordance with City standards.
45. Subdivider-developer. A person who undertakes the subdividing or the resubdividing of
a lot, tract or parcel of land into two or more lots or other divisions of land for the
purpose, immediate or future, of transfer of ownership or development, including all
changes in street or lot lines.
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46. Subdivision. The division or redivision of land into five or more lots, tracts, parcels, sites,
or division for the purpose of sale, lease, or transfer of ownership.
47. Unit lot subdivision. A subdivision of land within a parent parcel that creates individual
sellable lots. See Chapter 16.09 PAMC for unit lot subdivision procedures.
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CHAPTER 16.04 – Short Plat Subdivision Regulations
16.04.010 – Purpose and intent.
The purpose of this chapter is to provide uniform regulations for the subdivision and re-
subdivision of land into four nine or less parcels, so as to promote the public health, safety and
general welfare. It is further the purpose of this chapter to implement the requirements of the
Growth Management Act of 1990 through the goals, policies, and objectives of the
Comprehensive Plan of the City, to comply with the requirements of the Zoning Code and
Urban Services Ordinance of the City, to ensure orderly growth consistent with the desired
urban design of the City, to promote effective and energy-efficient use of land, to prevent over-
crowding of land, to provide for adequate light and air, to promote safe and convenient travel
and lessen congestion on streets and highways, to provide for proper ingress and egress, to
ensure adequate provision for open spaces, drainage waysstormwater management, transit
stops, potable water supplies, sanitary wastes, parks and recreation areas, playgrounds,
schools and school grounds, sidewalks and safe walking conditions on school routes, and other
public requirements, to require uniform monumenting of land subdivisions and conveyancing
by accurate legal description, and to prevent the creation of public nuisances.
16.04.020 – Authority.
This chapter is adopted pursuant to the authority granted to the City by the Revised Code of
Washington pursuant to RCW 58.17.060.
16.04.030 – Reserved.
16.04.040 – Applicability.
A final short plat, approved in accordance with the provisions of this chapter and filed with the
County Auditor, is required for all short subdivisions within the City, and no lot, tract, or parcel
within any short subdivision shall be sold, leased, transferred, redivided, altered, or vacated,
without compliance with the terms of this chapter.
16.04.045 – Parcels traversed by public ways.
Public streets, roads, highways, alleys, and other public ways, which traverse a parcel of land
under one ownership, will be considered to have divided that land into non-contiguous pieces
without further need for complying with short subdivision requirements.
16.04.050 – Application forms.
A. An application for approval of a preliminary short plat shall be submitted to the Community
and Economic Development Department on a form furnished by that Department and shall
be accompanied by the preliminary short plat.
B. The application form shall contain, at minimum:
1. The name, address and telephone number of the applicant and the property owner;
2. A legal description of the property to be subdivided;
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3. A statement of the underlying zoning;
4. The proposed methods of serving the individual lots in the short subdivision with water,
sewer, streets and other public utilities;
5. The purpose of the short subdivision; and
6. If requested by the Department, the name, address and telephone number of the
owner(s) of all adjacent unplatted parcels.
C. The application form shall be accompanied by six copies of the preliminary short plat, the
application fee and, if applicable, a SEPA checklist.
D. The short subdivision application fee shall be as established by ordinance and set forth in
Chapter 3.70 PAMC. No such fee shall be refundable after acceptance of an application by
the Department.
16.04.060 – Preliminary short plat—Contents.
The preliminary short plat shall be a neat drawing, in ink, to a scale of not less than one inch to
100 feet, on eight and one-half by 11 inch or larger paper, and shall provide the following
information:
A. The date, scale, and North arrow;
B. The boundaries of the entire parcel being subdivided, including all contiguous unplatted
property owned by the subdivider;
C. A legal description of the property being subdivided;
D. Identification, dimensions, and area of all proposed lots;
E. The name and location of existing and proposed public rights-of-way;
F. The location of existing and proposed easements;
G. The required building setbacks on each proposed lot;
H. The location of existing buildings and major structures and their distances from property
lines;
I. The location of existing natural features, such as streams, rivers, wetlands, shorelines,
drainage ways, ravines and steep slopes;
J. The location and size of existing utilities, including water, sewer, storm drains, and fire
hydrants.
16.04.070 – Preliminary short plat—Design standards.
NOTE: One of the three focuses of this project was to increase the number of lots that can be
subdivided via short plat process from 4 to 9. As a part of that move, we’re suggesting that while the
procedures for short plats remain unchanged, the design standards should be the same as for
regular subdivisions, particularly with the increase in lots from 4-9. While staff has noted that the
subdivision design standards and policies need to be updated, such changes are beyond the scope
of this project, but are a high priority for subsequent code update work.
All preliminary short plats shall conform to the following design standards:
A. Right-of-way access.
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1. Each lot shall abut on a dedicated, improved and maintained City street that connects
directly to an existing improved street and that meets current street improvement
standards as set forth in the Comprehensive Plan, the Urban Services Ordinance, and
the Urban Services Standards and Guidelines promulgated consistent with and pursuant
to PAMC 18.08.040 and 18.08.130, with the following exceptions:
a. Streets may be established interior to sites within the Industrial Heavy (IH) zone
without dedication as a public street. In all other respects, such streets must be
developed and maintained to meet current street improvement standards. A note
shall be placed on the final recording mylar that such street(s) shall be maintained to
the above standards by the property owner(s).
b. An exception from the right-of-way access requirements in this section shall be
allowed for a single residential or commercial lot within a proposed short plat,
provided that the following conditions are met:
i. The single lot contains an existing habitable dwelling that abuts and is accessible
by emergency vehicles over an existing 20-foot-wide all-weather street that does
not meet City standards, and
ii. Either of the following conditions are met:
(A)1.all other lots in the short subdivision shall meet the right-of-way access
standards of this section; or
(B)2.all lots abut an improved private street that is otherwise built to City access
standards but may not be a dedicated street.
2. Sidewalks and other planning features that assure safe walking conditions for students
who walk to and from school shall be provided pursuant to RCW 58.17.060 and RCW
58.17.110.
B. Lot design.
1. The minimum area shall be equal to or greater than that required by the Zoning Code as
now enacted or hereafter amended.
2. The minimum depth shall be the total distance between the required front and rear
yard setbacks plus 15 feet.
3. The minimum lot width is the horizontal distance between side lot lines measured at the
front setback line, provided the average horizontal distance between side lot lines must
also meet or exceed the minimum lot width required, and shall be as required by the
Zoning Code as now enacted or hereafter amended.
4. The front lot line shall be the boundary of a lot that abuts a street. On a panhandle lot,
the front lot line and setbacks shall be determined during the short subdivision process,
or, if not determined during short subdivision review, shall be determined by the
Community and Economic Development Director.
5. a. Irregular lots may be permitted if the original parcel has insufficient frontage
width to provide each new lot with the minimum lot width as required by Title 17 for the
underlying zone.
b6. Panhandle or flag lots shall meet the following criteria:
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ia. The narrow portion of the panhandle or flag lot shall have a minimum width of 20
feet and shall serve no more than one lot.
iib. The required lot area width and depth shall not include any portion of a panhandle.
iiic. Dead-end access streets and/or driveways in excess of 150 feet in length shall be
provided with a turn-around that has a minimum 80-foot diameter (without parking)
or a minimum 90-foot diameter (with parking) asphaltic concrete or permeable
pavement street or an alternative approved by the City consistent with the Urban
Services Ordinance, the Port Angeles Urban Services Standards and Guidelines
Manual, and the International Fire Code, except that an all-weather gravel surface
section may be approved for turn-arounds that are anticipated to be temporary due
to the future extension of the roadway.
C. Natural features. The lots and lot arrangement shall be such that no foreseeable difficulties
will be created, due to topography and other natural conditions, for the securing of building
permits to build on all lots in compliance with the Zoning Code and the Environmentally
Sensitive Areas Protection Ordinances, as now enacted or hereafter amended, and all other
applicable regulations.
D. Large lots. Where property is subdivided into lots that are of sufficient size to be
resubdivided, the lots and streets shall be arranged so as to permit later resubdivision in
conformance with the Zoning Code, as now enacted or hereafter amended, the Subdivision
Regulations Ordinance, as now enacted or hereafter amended, and this chapter.
E. Short subdivisions shall also comply with the standards and policies of PAMC 16.08.060. If
there is a conflict, the Director determines which provisions apply.
16.04.080 – Preliminary short plat—Routing and staff recommendations.
A. Upon receipt of an application and preliminary short plat satisfying the requirements of
sections 16.04.050, 16.040.060 and 16.04.070 of this chapter, the Community and Economic
Development Department shall distribute the preliminary short plat to the following
departments:
1. City Public Works and Utilities Department;
2. City Fire Department;
3. Clallam County Health Department if a septic tank and drain field is to be allowed;
4. Any other appropriate department or agency.
B. Each department or agency shall review the preliminary short plat and return written
recommendations for approval or disapproval of the preliminary short plat, and, if
appropriate, proposed conditions for approval, to the Community and Economic
Development Department within 20 calendar days.
16.04.090 – Preliminary short plat—Requirements for approval.
Prior to acting on the preliminary short plat, the Community and Economic Development
Director shall review the application for preliminary short plat approval, the preliminary short
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plat, and any information received pursuant to sections 16.04.050 through 16.04.080, to
determine the compliance of the preliminary short plat with the following requirements:
A. Necessary drainage ways; storm drains; and/or stormwater flow control, treatment, and LID
BMPs/facilities must be adequate to serve the short subdivision as set forth in the
Comprehensive Plan, the Port Angeles Urban Services Standards and Guidelines Manual,
and Urban Services Ordinance development standards. LID approaches and facilities shall
be incorporated where feasible to minimize stormwater runoff and impervious surface
coverages, and to maximize retention of native vegetation.
B. The provision of streets and rights-of-way must be adequate to serve the short subdivision
and comply with sections 16.04.070 and 16.04.140 of this chapter and as set forth in the
Comprehensive Plan, Urban Services Ordinance, and the Urban Services Standards and
Guidelines promulgated consistent with and pursuant to PAMC 18.08.040 and 18.08.130.
C. Water supply and fire protection facilities must be adequate to serve the short subdivision
and comply with section 16.04.140 of this chapter and as set forth in the Comprehensive
Plan, Urban Services Ordinance, and the Urban Services Standards and Guidelines
promulgated consistent with and pursuant to PAMC 18.08.040 and 18.08.130.
D. Sanitary sewer facilities must be adequate to serve the short subdivision and comply with
section 16.04.140 of this chapter, and as set forth in the Comprehensive Plan, Urban
Services Ordinance, and the Urban Services Standards and Guidelines promulgated
consistent with and pursuant to PAMC 18.08.040 and 18.08.130, or a septic tank system
must have been approved by the Clallam County Department of Health.
E. The short subdivision lot arrangement must comply with the policies of the Comprehensive
Plan and further the attainment of the goals, policies and objectives of the Comprehensive
Plan.
F. The proposed short subdivision must be compatible with existing and planned
development of the surrounding area.
G. The proposed lots must comply with the requirements of Ordinance 1709, as now enacted
or hereafter amended, and section 16.04.070 of this chapter.
16.04.100 – Preliminary short plat—Approval—Conditions.
A. Within 30 calendar days of receipt of the application, the Community and Economic
Development Director shall determine if appropriate provisions for the public health, safety
and general welfare of the community have been made, shall determine if any public
nuisance would be created, and shall further determine if the public use and interest will be
served by approving the preliminary short plat, based upon compliance with sections
16.04.010, 16.04.050 and 16.04.090 of this chapter.
B. Based upon that determination, the Community and Economic Development Director shall
approve, approve with conditions, or disapprove the preliminary short plat; or may return
the preliminary short plat to the applicant for modification, if significant revisions of the
preliminary short plat are required.
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C. The decision of the Community and Economic Development Director shall be in writing,
directed to the applicant and/or property owner, at the address shown in the application,
and shall set forth findings of fact supporting the decision.
16.04.110 – Preliminary short plat—Approval—Effect.
Approval, or approval with conditions, of a preliminary short plat shall authorize an applicant
and/or property owner to proceed with the preparation of the final short plat.
16.04.120 – Appeals.
A. Any person aggrieved by the decision of the Community and Economic Development
Director under section 16.04.100 may appeal the decision to the City Council.
B. Appeals shall be submitted to the Community and Economic Development Department in
writing within 14 days following the date of mailing the decision to the applicant.
C. The City Council shall conduct an open record public hearings on the appeal, and may
uphold, reverse, or modify the decision and shall set forth written findings of fact.
D. The time period for considering administrative appeals shall not exceed 90 days for an open
record appeal; provided, however, that parties to the appeal may agree to extend the time
period. The Council's decision shall be final unless appealed to Clallam County Superior
Court in accordance with PAMC 18.02.130.
16.04.130 – Final short plat—Filing time limit.
A. Within five years of the Community and Economic Development Director's approval of a
preliminary short plat, the applicant and/or property owner shall submit a final short plat to
the Community and Economic Development Department which is in compliance with the
approved preliminary short plat.
B. Failure to submit a proposed final short plat within the five years shall terminate the
preliminary short plat approval.
16.04.140 – Final short plat—Improvements—Required.
The following minimum improvements shall be made or installed for each lot created by the
short subdivision, before final short plat approval:
A. Watermains and other appurtenances necessary to provide adequate potable water supply
and fire protection as set forth in the Comprehensive Plan, the Urban Services Ordinance
and the Urban Services Standards and Guidelines promulgated consistent with and
pursuant to PAMC 18.08.040 and 18.08.130.
B. Sanitary sewer or approved septic tank and drain field site.
C. Power, telephone, and all other necessary utilities.
D. Appropriate dedications or easements if required.
E. Minimum street improvement cross-section standard as set forth in the Comprehensive
Plan, the Urban Services Ordinance, and the Urban Services Standards and Guidelines:
1. Improvements to local access streets:
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a. In the RS-9 and RS-11 Zones, local access streets that front or will provide access
from the nearest fully improved City street to newly created lots shall be improved
to a minimum of 20-foot wide permeable pavement (pervious concrete or porous
asphalt [preferred]) or asphaltic concrete street with no on-street parking, drainage
swales (ditches) as needed, and one four-foot wide pervious concrete (preferred) or
cement concrete sidewalk (eight-foot wide path when an adopted bicycle route) for
pedestrian traffic, which path shall be separated from the street by a ditch. All dead-
end City streets in excess of 150 feet in length shall be permeable pavement
(pervious concrete or porous asphalt [preferred]) or asphaltic concrete paved and
provided with a turn-around consistent with the Urban Services Ordinance, the Port
Angeles Urban Services Standards and Guidelines Manual, and the International*
Fire Code.
*"Uniform Fire Code" updated to "International Fire Code"
b. In the RS-7 Zone, local access streets that front or will provide access from the
nearest fully improved City street to newly created lots shall be improved to a
minimum of 20-foot wide permeable pavement (pervious concrete or porous
asphalt [preferred] or asphaltic concrete street with one three-foot wide shoulder,
and one five-foot wide shoulder for pedestrian traffic. All dead-end City streets in
excess of 150 feet in length shall be permeable pavement (pervious concrete or
porous asphalt [preferred] or asphaltic concrete and provided with a turn-around
consistent with the Urban Services Ordinance, the Port Angeles Urban Services
Standards and Guidelines Manual, and the International* Fire Code.
*"Uniform Fire Code" updated to "International Fire Code"
2. Improvements to arterial streets:
a. In the RS-9 and RS-11 Zones, arterial streets that front or will provide access to the
lots or parcels being developed shall be improved to the minimum of 20-foot wide
permeable pavement (pervious concrete or porous asphalt [preferred] or asphaltic
concrete street with no on-street parking, drainage swales (ditches) as needed, and
one four-foot wide pervious concrete (preferred) or cement concrete sidewalk or
other acceptable hard surface (eight-foot wide surface when on an adopted bicycle
route) for pedestrian traffic, which path shall be separated from the street by a
ditch.
b. In the RS-7 Zone, arterial streets that front or will provide access to the lots or
parcels being developed shall be improved to the minimum City arterial street
improvement standards.
3. EXCEPTION: The Public Works and Utilities Department shall require the minimum
standard to be increased to match the immediately adjoining City street when the
immediately adjoining City street is more fully developed than the minimum standard.
This exception shall not apply to short plats when the City finds that there will be an
economic and physical hardship in relocating public utilities and there will be no
increase in the number of lots within a subject short plat.
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F. Drainage ditches, culverts, and/or stormwater treatment and flow control BMPs/facilities
shall be provided to address existing and anticipated stormwater runoff occurring on the
site and/or within the City rights-of-way and easements as set forth in the Urban Services
Ordinance and Clearing and Grading Ordinance development standards.
G. The subdivider shall provide a street profile acceptable to the Public Works and Utilities
Department for the local access streets if the final street grade has not been previously
established or accepted by the City.
H. The subdivider shall execute an Local Improvement District consent and non-protest
agreement or other agreement acceptable to the City for street and utilities improvements
on the local access streets whenever required improvements are less than the City's full
development standards, as set forth in the Comprehensive Plan, the Urban Services
Ordinance, and the Urban Services Standards and Guidelines promulgated consistent with
and pursuant to PAMC 18.08.040 and 18.08.130.
I. The subdivider shall provide all other public improvements as may be required and set
forth in the Comprehensive Plan, the Urban Services Ordinance, and the Urban Services
Standards and Guidelines promulgated consistent with and pursuant to PAMC 18.08.040
and 18.08.130.
J. When commercially zoned property is being short platted without any increase in the
number of lots, the minimum improvements required by this section may be made or
installed after short plat approval without the necessity of being bonded, provided that the
final short plat shall be conditioned to provide that such improvements shall be made or
installed as part of the building permit process, that vertical construction of the building
shall not begin unless or until the International* Fire Code's fire hydrant requirement has
been met, and that the property or development shall not be occupied until such
improvements have been completed, provided further that said construction shall be noted
on the final plat.
K. Sidewalks and other planning features that assure safe walking conditions for students who
only walk to and from school shall be provided pursuant to RCW 58.17.060 and RCW
58.17.110.
16.04.150 – Plat occupancy.
If the developer of a plat elects to assign savings or provide other security or trust approved by
the City and thereby assure that the installation of the required improvements for final plat
approval will be completed to the satisfaction and approval of the City Engineer, building
permits for the construction of houses within the plat will be issued to the developer subject to
the following conditions:
1A. The final plat must have received all required approvals and be recorded with the County
Auditor.
2B. The following notation shall be placed on the final plat: “No occupancy of any dwelling units
willshall be allowed until all street and utility improvements have been completed and
approved by the City Engineer”.
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16.04.160 – Final short plat—Contents.
A. Upon completion of physical improvements as required by section 16.04.140, or acceptance
of a bond under section 16.04.150, a final short plat may be submitted for approval.
B. The final short plat shall be an 18-inch by 24-four inch permanent reproducible mylar, and
shall be at a scale of not less than 100 feet to one inch. The final short plat and six paper
copies shall be accompanied by a report containing accurate square-footage and
dimensions of each lot and block and the coordinates of each monument, a title report, and
shall include a warranty that all assessments in favor of the City have been paid. The final
short plat and survey shall be based on the Washington Coordinate System, North Zone, as
adopted by the City, and shall show the following:
1. A minimum of two permanent plat control monuments to which all dimensions,
bearings, azimuths and similar data on the plat are referred;
2. Permanent monuments at all corners.
3. Subdivision boundary lines, right-of-way lines, easements, lot lines with accurate
dimensions, bearings or azimuths, radii, central angles, and lengths of all curves;
4. Name and right-of-way width of each street. Any street not dedicated to the public must
be so marked on the face of the plat;
5. Locations, dimensions, and purpose of all easements;
6. The required building setbacks on each proposed lot;
7. Required building setbacks and the location of any existing buildings and/or major
structures shall be shown on each proposed lot as well as their distances from property
lines;
8. Identification of each lot;
9. Purpose for which sites are dedicated to the public;
10. Location and description of all monuments;
11. The legal description of the proposed lots;
12. The title under which the subdivision is to be recorded, true north and grid north
arrows, scale, and legend;
13. Legal description of the land to be platted;
14. Certification by registered land surveyor as to the accuracy of plat and survey;
15. Certificate by owner(s) dedicating roads, rights-of-way, easements, and any sites for
public purposes;
16. Certification of approval by:
a. The Community and Economic Development Director;
b. The Public Works and Utilities Director; and
c. The Fire Chief.
17. House addresses shall be provided by the City and must be clearly shown on the short
plat at the time of approval pursuant to RCW 58.17.280;
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18. Certification by the County Treasurer that all State and County taxes levied against the
land to be subdivided have been paid in full;
19. Certification of filing by County Auditor;
20. If improvements are to be bonded rather than actually installed prior to final plat
approval, the plan shall show a notation as follows: "No occupancy of dwelling units will
be allowed until all roadway and utility improvements have been completed and
approved by the City Engineer."
16.04.170 – Final short plat—Routing for review.
A. Upon receipt of a final short plat, the Community and Economic Development Department
shall circulate the final short plat to the following departments:
1. Public Works and Utilities Department;
2. Fire Department.
B. If the final short plat complies with the requirements of this chapter and the approved
preliminary short plat, the department head shall signify approval by signing on the face of
the final short plat.
C. In the event the final short plat fails to comply with specific standards or conditions of
preliminary plat approval, the department shall so notify the Community and Economic
Development Director in writing.
16.04.180 – Final short plat—Final approval procedure.
A. Within 30 calendar days of receipt of the proposed final short plat, the Community and
Economic Development Director shall:
1. Review the final short plat for compliance with preliminary plat conditions;
2. Review the comments and recommendations of all appropriate departments; and
3. Ascertain from the Public Works and Utilities Department that the required physical
improvements, in accordance with section 16.04.140, have been installed or financial
security has been provided therefor.
B. If the Community and Economic Development Director is satisfied that all of the above have
been met, then he shall approve the final short plat by affixing his signature to the face
thereof.
C. If one or more of these requirements for approval is not met, he shall notify the applicant
and/or property owner in writing of the reasons for withholding approval of the final short
plat.
D. Appeal from the Community and Economic Development Director's decision shall be made
in accordance with section 16.04.120.
16.04.190 – Final short plat—Filing and recordation.
The applicant and/or property owner and/or surveyor shall file the final short plat with the
Clallam County Auditor's Office within ten calendar days of the date of the Community and
Economic Development Director's approval. The final short plat shall not be deemed approved
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by the City until recorded. A copy of the recorded document shall be submitted to the
Community and Economic Development Department within ten calendar days of filing.
(Ord. 3122 § 1 (part), 9/27/2002; Ord. 2222 § 19, 8/11/1982)
16.04.200 – Re-subdivision by short plat prohibited.
Short plats may not be further divided in any manner within a period of five years without the
filing of a final plat, except that when the short plat contains fewer than four nine parcels,
nothing shall prevent the owner who filed the short plat from filing an alteration within the five-
year period to create up to a total of four nine lots within the original short plat boundaries.
16.04.210 – Injunctive action to enforce chapter.
Whenever any parcel of land within the City is divided into four nine or less lots, tracts or
parcels of land, and any person, firm, or corporation or any agent of them sells or transfers, or
offers or advertises for sale or transfer, any such lot, tract, or parcel, without having a final
short plat of such short subdivision filed for record in accordance with the terms of this
chapter, the City Attorney shall commence an action to restrain and enjoin further sale or
transfer of such lots, tracts, or parcels, or offers for sale or transfer for such lots, tracts, or
parcels, and to compel complete compliance with all provisions of this chapter. The cost of such
action shall be taxed against the person, firm, corporation, or agent selling or transferring the
property.
16.04.220 – Violation—Penalty.
Any person, firm, corporation, or association, or any agent of any person, firm, corporation or
association who violates any provision of this chapter relating to the sale, offer to sell, lease or
transfer of any lot, tract, or parcel of land in a short subdivision shall be guilty of a
misdemeanor, and each such sale, offer for sale, lease, or transfer of each separate lot, tract, or
parcel of land in violation of any provision of this chapter shall be deemed a separate and
distinct offense. Each such offense may be penalized by a fine of up to $500.00 or 90 days in
jail.
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CHAPTER 16.09 – Unit Lot Subdivisions [NEW]
NOTE: Unit lot subdivision is the most popular method of dividing up land for sale for cottages and
townhouses in the region. Currently there is no such option in Port Angeles. The provisions here are
very similar to a binding site plan, which is used to div ide commercial properties into smaller sellable
sites.
16.09.010 – Purpose.
This chapter is established to provide an alternative to the traditional method of land division
for duplexes, townhouse, and cottage housing developments.
16.09.020 – Application.
The following items are required, in quantities specified by the Community and Economic
Development Department, for a complete unit lot subdivision (ULS) application, unless waived
by the Planning Director as not being applicable:
A. Complete ULS application form with fee.
B. Complete State Environmental Policy Act (SEPA) checklist and fee, unless exempt under the
provisions of PAMC 15.04.105.
C. Complete applications for other required land use approvals, if applicable.
D. A vicinity map showing location of site.
E. A drawing prepared to the following standards:
1. The drawing shall be in ink, to a scale of not less than one inch to 100 feet, on at least
eight and one-half inch by 11-inch or larger paper.
2. The drawing shall provide the following information:
a. The date, scale, and north directional arrow.
b. The boundaries of the entire parcel being platted, including all contiguous property
owned by the subdivider.
c. A legal description of the property being platted.
d. Identification, dimensions, and area of all proposed lots and address numbering.
Interior lots to be eliminated shall be shown by a dashed line and so noted.
e. The name and location of existing and proposed public rights-of-way.
f. The location of existing and proposed easements.
g. The required building setbacks on each proposed lot.
h. The location of existing and new buildings including distances from property and/or
leasehold lines, driveways and parking calculations.
i. The location of existing natural features, such as streams, rivers, wetlands,
shorelines, stormwater management, ravines and steep slopes.
j. The location and size of utilities, including but not limited to water, sewer, storm
drains, and fire hydrants existing and proposed.
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k. Location of sensitive areas and sensitive area buffers (as well as slopes of 20 percent
or greater and drainage or other watercourses) on the site.
F. A list of owners of adjacent property printed or typed on one inch by 2 5/8 -inch mailing
labels and the names of any adjacent subdivisions.
G. Legal descriptions of all tracts contained within the boundaries of the plat.
H. A description of the method of common management of shared facilities.
I. A current title report.
16.09.030 – Review procedures.
A. Prior to submittal of a ULS application for consideration, the applicant is encouraged to
meet with representatives of the Community and Economic Development Department,
Public Works and Utilities Department, Fire Department, and Parks Department. The City
representatives and the applicant may discuss the general goals and objectives of the
proposal, overall design possibilities, general character of the site, potential environmental
constraints, and standards of development. The focus of the meeting shall be general in
nature and none of the discussions shall be interpreted as a commitment by the City or the
applicant.
B. Review of proposals under five acres in size shall be done administratively by the
Community and Economic Development Department. Review of proposals exceeding five
acres in size shall be done by the Hearing Examiner following a public hearing.
C. Public notice shall be provided pursuant to the standards of PAMC 18.02.050-.060.
D. An environmental determination shall be rendered by the SEPA Responsible Official prior to
final action on the preliminary ULS application.
16.09.040 – Standards and criteria.
Prior to approval of a ULS, the following standards and criteria shall be met:
A. Compliance with prior approvals. Sites developed or proposed to be developed with
duplexes, cottages and townhouses per the standards in Chapter 17.21 PAMC may be
subdivided into individual unit lots as provided herein. The development as a whole must
conform to the regulations applicable to the site and zone and to applicable plans that were
granted approval through provisions of this code.
B. Development on individual unit lots is not required to conform with all development
standards that typically apply to individual lots as long as the parent lot conforms to all such
development standards.
C. Subsequent platting actions, additions, or modifications to the structure(s) may not create
or increase any nonconformity of the parent lot.
D. Access easements, joint use and maintenance agreements, and covenants, conditions and
restrictions (CC&Rs) identifying the rights and responsibilities of property owners and/or the
homeowners’ association must be executed for use and maintenance of common garage,
parking and vehicle access areas; underground utilities; common open space; exterior
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building façades and roofs; and other similar features, must be recorded with the Clallam
County Auditor.
E. Within the parent lot, required parking for a dwelling unit may be provided on a different
unit lot than the lot with the dwelling unit, as long as the right to use the parking is
formalized by an easement recorded with the Clallam County Auditor.
F. Notes must be placed on the face of the plat or short plat as recorded with the Clallam
County Auditor to acknowledge the following:
a. Approval of the design of the unit on each of the lots was granted by the review of the
development, as a whole, on the parent lot per the standards of Chapter 17.21 PAMC.
b. Development, redevelopment, or rehabilitation of structures on each unit lot is subject
to review and approval of plans that are consistent with the design of the surrounding
structures on the parent lot as approved by the Community and Economic Development
Department through subject file number as stated in subsection (a) above.
16.09.050 – Preliminary approval.
A. The Community and Economic Development Director or Planning Commission shall
approve, approve with conditions, or deny the ULS within the time requirements of Chapter
18.02 PAMC. Said preliminary decision shall be in writing and shall set forth findings of fact
supporting the decision.
B. Preliminary approval or approval with conditions shall authorize the applicant to proceed
with preparation of the final ULS.
16.10.060 – Final approval.
A. Prior to final approval, a survey shall be performed by a licensed surveyor who shall submit
a mylar to the Community and Economic Development Department for recordation. The
mylar shall be prepared to acceptable survey standards and shall contain the information
required in the preliminary drawing. The Mylar shall also contain the required official
recording block and signatures of the Community and Economic Development Director,
Public Works and Utilities Director, Fire Chief, and the property owner. For those
applications that require review by the Planning Commission, provision will be made for the
signature of the Chair of the Planning Commission. The survey and plan shall be consistent
with the conditions of preliminary approval.
B. Once the Community and Economic Development Department determines the survey, plan,
and any other documents for recording are consistent with the preliminary approval, it will
be reviewed by the appropriate City departments and signed by the appropriate City
officials.
C. After being certified for filing by the City, the ULS survey shall be filed by the applicant with
the Clallam County Auditor's Office. The applicant shall pay all costs associated with the
filing. The ULS is not considered final until a copy of the recorded document is returned to
the City of Port Angeles Community and Economic Development Department for record
keeping purposes.
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D. Upon final approval by the City, all developments shall conform to the ULS unless an
amendment is approved by the City.
16.10.070 – Installation of improvements.
Prior to the issuance of a building permit for construction within a ULS, all improvements
required to adequately service that portion of the ULS for which the building permit will be
issued shall be installed. Approval for improvements and finalization of specific individual
commercial or industrial lots shall be done administratively.
16.10.080 – Time limitations.
If no specific ULS has been approved within five years of the date of preliminary approval,
preliminary approval will expire. The applicant may obtain an extension of the ULS not to
exceed two years by filing a written request with the Community and Economic Development
Department prior to the expiration of the five-year period.
16.10.090 – Revisions.
Alteration of an approved and recorded ULS shall be accomplished per the procedures of PAMC
16.14.020.
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TITLE 17 – ZONING
CHAPTER 17.01 – PURPOSE AND SCOPE
17.01.020 Purposes of zones.
The zones in this Zoning Code are established for the following purposes:
Note: Purpose statements for the CBD, CA, CSD, CA, and CO commercial zones are located in
Chapter 17.20 PAMC.
A. RS-7 Zone. This is a low density residential zone intended to create and preserve urban
single-family residential neighborhoods consisting of predominantly single-family homes on
standard townsite-size lots. Uses which are compatible with and functionally related to a
single-family residential environment may also be located in this zone. Because of land use
impacts associated with nonresidential uses, few nonresidential uses are allowed in this
zone and then only conditionally. This zone provides the basic urban land use pattern for
the City's single-family residential neighborhoods, following a standard rectangular street
grid system of 60-foot rights-of-way for local access streets and 300-foot by 450 or 500-foot
blocks with 50-foot by 140-foot lots and usually located in areas that are largely developed
and closer to the center of the City.
B. RS-9 Zone. This is a low density residential zone intended to create and preserve urban
single-family residential neighborhoods consisting of predominantly single-family homes on
larger than standard townsite-size lots. Uses that are compatible with and functionally
related to a single-family residential environment may be located in this zone. Because of
land use impacts associated with nonresidential uses, few nonresidential uses are allowed
in this zone and then only conditionally. This zone provides for a variety in the urban land
use pattern for the City's single-family residential neighborhoods, following a curvilinear
street system of non-through public and private streets with irregularly shaped lots,
minimum 75-foot front lot lines, and 60-foot rights-of-way for collector arterial streets in
large rectangular blocks and usually located in outlying areas with large tracts of vacant
buildable land.
C. RS-11 Zone. This is a low density residential zone intended to create and preserve suburban
sized single-family residential neighborhoods consisting of predominantly single-family
homes on larger than standard sized townsite-sized lots, while maintaining densities at or
more than four dwelling units per acre. Uses that are compatible with and functionally
related to a single-family residential environment may be located in this zone. Because of
land use impacts associated with nonresidential uses, few nonresidential uses are allowed
in this zone and then only conditionally. This zone provides for a variety in the urban land
use pattern for the City's single-family residential neighborhoods, following a curvilinear
street system of non-through public and private streets with irregularly shaped lots,
minimum 75-foot front lot lines, and 60-foot rights-of-way for collector arterial streets in
large rectangular blocks and usually located in outlying areas with large tracts of vacant
buildable land.
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D. RTP Zone. This is a medium density residential zone intended for mobile home occupancies,
and the area is regarded as essentially residential in character. Few nonresidential uses are
allowed in this zone and then only conditionally, because of land use impacts associated
with nonresidential uses. This zone provides the basic urban land use pattern for the City's
small lot, single-family, mobile home parks, following an irregular urban land use pattern of
private access roads and minimum 3,500 square foot lots.
E. RMD Zone. This is a medium density residential zone, which allows a mix of single-family,
duplexes and apartments at a density greater than single-family neighborhoods but less
than the RHD Zone. The permitted uses in the RMD Zone are also intended to be more
restrictive than the RHD Zone. Commercial uses are not considered to be compatible. Few
nonresidential uses are allowed in this zone and then only conditionally, because of land
use impacts associated with nonresidential uses. This zone provides for variety in the urban
land use pattern for the City's lower density multi-family residential neighborhoods (at twice
the density of the City's basic single-family residential neighborhoods) with direct access on
an arterial street, and serving as a transitional use between low density residential uses and
commercial/industrial uses.
F. RHD Zone. This is a high density residential zone for multi-family structures. Compatible
uses may be allowed on conditional use permits, but the zone is still regarded as a
residential area, where commercial enterprises are not generally felt to be compatible. Few
nonresidential uses are allowed in this zone and then only conditionally, because of land
use impacts associated with nonresidential uses. This zone provides the basic urban land
use pattern for the City's higher density multi-family residential neighborhoods (at seven
times the density of the City's basic single-family residential neighborhoods), following a
standard rectangular street grid system of 60-foot rights-of-way for local access streets and
300-foot by 450 or 500-foot blocks and usually located in areas that are largely developed
and closer to the center of the City.
G. PRD Overlay Zone. This overlay zone is to provide alternative zoning regulations which
permit and encourage design flexibility, conservation and protection of natural critical
areas, and innovation in residential developments to those regulations found in the
underlying zone. It is intended that a Planned Residential Development will result in a
residential environment of higher quality than traditional lot-by-lot development by use of a
design process which includes within the site design all the components of a residential
neighborhood, such as open space, circulation, building types, and natural features, in a
manner consonant with the public health, safety, and welfare. It is also intended that a
Planned Residential Development may combine a number of land use decisions such as
conditional use permits, rezones, and subdivisions into a single project review process to
encourage timely public hearings and decisions and to provide for more open space and
transitional housing densities than is required or may be permitted between single-family
and multi-family zones. The consolidation of permit reviews does not exempt applicant(s)
from meeting the regulations and submitting the fees and applications normally required
for the underlying permit processes. Few nonresidential uses are allowed in this overlay
zone and then only conditionally, because of land use impacts associated with
nonresidential uses. This overlay zone provides for the opportunity to create self-contained
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residential neighborhoods with a variety of housing choices without following a standard
system of public streets and lot design and with allowances for mixed use, residential and
commercial developments not usually permitted in residential zones.
NOTE: The purpose statements deleted below are duplicative of the current individual statements in
the commercial zone chapters (now consolidated in new Chapter 17.20 PAMC). Because we are
making revisions to the purpose statements in Chapter 17.20, it is recommended to delete the
purpose statements here to avoid conflicts.
In the next phase of code updates, we recommend similarly striking all of section 17.01.020 because
it is largely duplicative and inconsistent with other zoning chapters.
H. CO Zone. This is a commercial zone intended for those business, office, administrative, or
professional uses which do not involve the retail sale of goods, but rather provide a service
to clients, the provision of which does not create high traffic volumes, involve extended
hours of operation, or contain impacts that would be detrimental to adjacent residential
areas. Commercial uses that are largely devoid of any impacts detrimental to single-family
residential uses are allowed. This zone provides the basic urban land use pattern for small
lot, transitional uses between residential neighborhoods and commercial districts with
direct access on an arterial street and design standards compatible with residential
development.
(Ord. 3180 § 1 (part), 12/17/2004; Ord. 3123 § 1 (part), 10/11/2002; Ord. 2861 § 1 (part),
3/17/1995; Ord. 2715 § 1, 10/16/1992; Ord. 2668 § 1 (part), 1/17/1992; Ord. 2109 § 2,
12/7/1980)
I. CN Zone. This is a commercial zone intended to create and preserve areas for businesses
which are of the type providing the goods and services for the day-to-day needs of the
surrounding residential neighborhoods. Businesses in this zone shall occur on sites no
larger than one acre and shall be located and designed to encourage both pedestrian and
vehicular access and to be compatible with adjacent residential neighborhoods.
Commercial uses that are largely devoid of any impacts detrimental to multi-family
residential uses are allowed; gasoline service islands are conditionally permitted uses. This
zone provides for a variety in the urban land use pattern for small commercial districts
serving individual residential neighborhoods with direct access on an arterial street and
design standards compatible with residential development.
(Ord. 3180 § 1 (part), 12/17/2004; Ord. 3123 § 1 (part), 10/11/2002; Ord. 2861 § 1 (part),
3/17/1995; Ord. 2715 § 1, 10/16/1992; Ord. 2668 § 1 (part), 1/17/1992; Ord. 2553 1,
12/2/1989)
J. CSD Zone. This is a commercial zone that is slightly less restrictive than the CN zone. This
zone provides the basic urban land use pattern for large lot, commercial uses serving much
of the City with direct access on an arterial street. Businesses in this zone may occur on
sites of varying sizes and shall be located on arterial streets of sufficient size and design
standards to accommodate greater automobile and truck traffic. Commercial uses that are
largely devoid of any impacts detrimental to the environment are allowed.
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(Ord. 3517 § 1, 10/21/2014; Ord. 3180 § 1 (part), 12/17/2004; Ord. 3123 § 1 (part), 10/11/2002;
Ord. 2861 § 1 (part), 3/17/1995; Ord. 2797 § 2, 2/11/1994, Ord. 2715 § 1, 10/16/1992; Ord.
2668 § 1 (part), 1/17/1992; Ord. 1709 § 1 (part), 12/22/1970)
K. CA Zone. This is a commercial zone intended to create and preserve areas for business
serving the entire City and needing an arterial location because of the nature of the
business or intensity of traffic generated by the business. Commercial uses that are largely
devoid of any impacts detrimental to the environment are allowed. Service stations with
petroleum products and dry cleaning shops with hazardous materials are permitted uses.
This zone provides the basic urban land use pattern for automobile oriented, commercial
uses with direct access on a principal arterial street and design standards for greater
automobile and truck traffic.
(Ord. 3180 § 1 (part), 12/17/2004; Ord. 3123 § 1 (part), 10/11/2002; Ord. 2861 § 1 (part),
3/17/1995; Ord. 2715 § 1, 10/16/1992; Ord. 2668 § 1 (part), 1/17/1992; Ord. 2293 § 1 (part),
4/4/1984)
L. CBD Zone. This is a commercial zone intended to strengthen and preserve the area
commonly known as the downtown for major retail, service, financial, and other commercial
operations that serve the entire community, the regional market, and tourists. It is further
the purpose of this zone to establish standards to improve pedestrian access and amenities
and to increase public enjoyment of the shoreline. Commercial uses that are largely devoid
of any impacts detrimental to the environment are allowed. Gasoline service islands and
marine fueling stations are conditionally permitted uses. This zone provides the basic urban
land use pattern for high density, pedestrian oriented, commercial uses located in the
center of the City with direct access to mass transit services, design standards for
compatible commercial development, and support for public parking and business
improvements.
(Ord. 3180 § 1 (part), 12/17/2004; Ord. 3123 § 1 (part), 10/11/2002; Ord. 2861 § 1 (part),
3/17/1995; Ord. 2715 § 1, 10/16/1992; Ord. 2668 § 1 (part), 1/17/1992; Ord. 2303 § 1 (part),
7/4/1984; Ord. 1709 § 1 (part), 12/22/1970)
H. CR Zone. This is a commercial zone intended to create and preserve areas for large land
intensive commercial uses that provide retail services to a regional market. These types of
commercial uses provide a multiplicity of goods and services in a single location and
therefore require large areas for the building and parking. Such uses do not follow the basic
land use pattern of the of the traditional townsite and are not typically pedestrian oriented.
This zone offers vehicular access from major transportation corridors.
I. IM Zone. This is an industrial zone intended to preserve industrial areas in the harbor for
marine industrial uses, which are characterized as water-dependent or water related.
Because there is a very limited amount of shorelands adjacent to the Port Angeles Harbor, a
zone that allows for mixed uses that do not adversely impact each other can maximize
potential water-dependent, water related, and water enjoyment uses of the harbor without
excluding either industrial or nonindustrial uses being intermixed. Certain commercial,
residential, public, and other mixed uses may be appropriately located in this zone, and
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therefore heavy industrial manufacturing uses, which have significant nuisance factors,
shall not be located in this zone.
J. IP Zone. This is an industrial zone intended to create and preserve areas for office,
commercial and industrial uses devoid of exterior nuisances in a planned, campus-like
setting. Permitted uses are devoid of exterior nuisance factors, such as noise, glare, air and
water pollution, and fire and safety hazards on adjacent non-industrial property, and do not
have an exceptional demand on public facilities. These types of office, commercial and
industrial uses typically involve the need for a large campus-like site with amenities suitable
for mixed use developments and buffering measures to reduce the impact of large scale
development on adjacent uses. While industrial and commercial uses that are devoid of any
impacts detrimental to the environment are allowed, vehicle service stations with
petroleum products and entertainment businesses with adult-only activities are also
permitted uses, and a variety of maintenance and repair shops with hazardous materials
are also conditionally permitted uses. This zone provides for variety in the urban land use
pattern for mixed industrial and commercial uses with direct access on an arterial street,
design standards for high density, pedestrian oriented, mixed uses located adjacent to
major transportation facilities, design standards for compatible mixed industrial and
commercial development, and support for private parking and business improvements.
K. IL Zone. This is an industrial zone intended to create and preserve areas for industrial uses
which are largely devoid of exterior nuisances in close proximity to airports and highways.
Permitted uses are largely devoid of exterior nuisance factors, such as noise, glare, air and
water pollution, and fire and safety hazards on adjacent non-industrial property, and do not
have an exceptional demand on public facilities. These types of industrial uses typically
involve the manufacture of finished products from pre-fabricated materials, product
wholesaling, and material storage. Buffering measures to reduce the impact of industrial
uses on nearby residential uses may be required. While industrial and commercial uses that
are largely devoid of any impacts detrimental to the environment are allowed, vehicle
service stations with petroleum products and entertainment businesses with adult-only
activities are also permitted uses, and a variety of maintenance and repair shops with
hazardous materials are also conditionally permitted uses. This zone provides the basic
urban land use pattern for light industrial uses with direct access on an arterial street,
design standards for greater truck traffic, and buffers for nonindustrial uses.
L. IH Zone. This is the least restrictive industrial zone intended to be the area in which heavy
industry could develop causing the least impact on other land uses. Significant adverse
impacts can be expected from permitted industrial uses that involve hazardous materials,
noise, air and water pollution, shift work around the clock, entertainment businesses with
adult-only activities, and outside storage yards and manufacturing activities. This zone
provides the basic urban land use pattern for heavy industrial uses with direct access to
major transportation facilities, design standards for greater truck traffic, and buffers for
nonindustrial uses unless deemed impractical.
M. PBP Zone. This is a zoning designation for publicly-owned property, or property less suitable
for development by reason of its topography, geology, or some unusual condition or
situation. Much of the land so designated may best be left as "green belts". Except for low
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density private residential uses, permitted uses are mostly public utilities and large civic
facilities. This zone provides the basic urban land use pattern for public facilities, open
space, and environmentally sensitive areas where public interests are directly involved and
with allowances for very low density private residential use, subject to environmental
impact mitigation.
N. FL Zone. This is a zoning designation for privately-owned property not intended for future
conversion to urban development. Much of the land so designated may best be used for
commercial timber production. This zone provides the basic nonurban land use pattern for
natural resource uses, subject to environmental impact mitigation if converted to urban
development.
O. Home occupation permit. The purpose of this chapter is to ensure that an occupation or
business undertaken within a dwelling unit located in a residential use district is incidental
and subordinate to the primary use and is compatible with the residential character of the
neighborhood. This special use permit provides allowances for business activities taking
place within a residential use.
P. Bed and breakfast permit. The purpose of this chapter is to ensure that a bed and breakfast
is compatible with its surrounding properties, and when located in a residential
neighborhood, to preserve the residential character of the neighborhood and the
surrounding residences. This special use provides procedures and regulations for business
activities taking place within a residential use.
Q. Adult entertainment use. The purpose of this chapter is to ensure that adult entertainment
businesses are appropriately located and operated within the City of Port Angeles, are
compatible with uses allowed within the City, and are conducive to the public health, safety
and welfare. This chapter provides procedures and regulations for specific adult-only
business activities.
R. Retail stand permit. The purpose of this chapter is to ensure that retail stands are
appropriately located in the commercial and public areas, are compatible with the uses
allowed in such areas, and are conducive to the public health, safety, and welfare, and to
promote the diversity of retail stand activity. This special use provides procedures and
regulations for business activities taking place outside a building or on public property.
S. Junk yard conditional use. The purpose of this chapter is to ensure that junk yards are
appropriately located, are compatible with uses allowed within the City, and are conducive
to the public health, safety and welfare. This chapter provides for junk yards to be
permitted through the conditional use permit process.
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Chapter 17.08 – DEFINITIONS
17.08.010 – "A."
A. Accessory use. The subordinate and incidental use of land or buildings on a lot. A use is to
be considered accessory when it occupies less than 50 percent of a building's or lot's total
square footage.
NOTE: The current code uses “accessory residential unit (ARU)”. The more common term is
accessory dwelling unit (ADU), and there is inconsistency in whether the code says ARU or ADU. We
have switched everything to say ADU.
B. Accessory residential dwelling unit (ARUADU). A habitable unit added to, created within, or
detached from a primary single-family household residential dwelling that provides basic
requirements for living, sleeping, eating, cooking, and sanitation as outlined by the
International Residential Building Code. An ARU is distinguishable from a duplex in that,
unlike a duplex, it is clearly incidental to a detached primary single-family household
residence dwelling both in use and appearance. ARUs must abide by the ARU development
standards established by the City's Zoning Regulations.
C. Adult family home. A one family household dwelling of a person or persons who are
providing personal care, room, and board to more than one but not more than six adults
who are not related by blood or marriage to the person or persons providing the services
and who are licensed by the State of Washington pursuant to Chapter 70.128 RCW and
Chapter 388.76 WAC (Adult Family Home regulations).
D. Affordable housing. Residential housing available for sale or rent that requires a monthly
housing cost, including utilities other than telephone, of no more than 30 percent of the
income of an eligible household. An eligible household is one with a total household income
no greater than 80 percent of the Clallam County median income as reported by the
Washington State Office of Financial Management.
E. Alley. A public right-of-way which provides service access to abutting property.
F. Amendment. A change in language of the zoning text which is an official part of these
Zoning Regulations.
G. Animal care. Any commercial facility where house pets are groomed, trained, boarded
(including pet day care), provided medical treatment (such as veterinary clinics and animal
hospitals), or sheltered for adoption. The use does not include kennels. The use is primarily
indoors and may include limited, ancillary outdoor space. Retail sales may be incidental.
H. Animal husbandry, commercial. The care and raising of animals, particularly farm animals,
for agricultural or other commercial purposes, provided that this shall not include non-
commercial animal husbandry, private horse stables, up to three dogs and cats which are
not house pets, or house pets.
I. Animal husbandry, non-commercial. The care and raising of animals for non-commercial
purposes, provided that this shall not include private non-commercial horse stables,
kennels, up to three dogs and cats which are not house pets, or house pets.
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J. Antenna. Any pole, panel, rod, reflection disc including satellite earth station antenna as
defined by 47 CFR Sections 1.4000 and 25.104, or similar device used for the transmission
and/or reception of radio frequency signals.
K. Antenna support structure. Any building or structure other than a tower which can be used
for location of telecommunications facilities.
K. Apartment. A room, or a suite of two or more rooms in a multiple occupancy building,
occupied or suitable for occupancy as a dwelling unit for one family.
L. Apartment building. A multiple occupancy building other than a hotel or motel that contains
five or more dwelling units.
L. Applicant. Any person that applies for approval from the City.
M. Application. The process by which the owner of a parcel of land within the City submits a
request to develop, construct, build, modify, erect or use such parcel of land. "Application"
includes all written documentation, verbal statements, and representations, in whatever
form or forum, made by an applicant to the City concerning such a request.
N. Artisan manufacturing. Production of goods by the use of hand tools or small-scale, light
mechanical equipment occurring solely within an enclosed building where such production
requires no outdoor operations or storage, and where the production, operations, and
storage of materials related to production occupy no more than one building on a lot.
Typical uses have negligible negative impact on surrounding properties and may include
uses such as, but not limited to, woodworking and cabinet shops, ceramic studios, jewelry
manufacturing and similar types of arts and crafts, makers spaces, production of alcohol
and food processing.
O. Assisted living facility. Any home or other institution that provides housing, basic services,
and assumes general responsibility for the safety and well-being of the residents (for seven
or more residents) and may also provide domiciliary care consistent with Chapter 142, laws
of 2004 in Chapter 18.20.020 RCW.
P. Attainable housing. Residential housing available for sale or rent that requires a monthly
housing cost, including utilities other than telephone, of no more than 30 percent of the net
income of an eligible household. For purposes of the preceding sentence, an eligible
household is one with a total net household income no greater than 120 percent of the
Clallam County median income as reported by the Washington State Office of Financial
Management.
NOTE: This new simplified term covers the following uses individually broken out in the current
code: Tire shops; Vehicular services buildings, such as ambulance service, automotive and truck rentals,
and vehicle maintenance and repair shops, not including auto body and paint shops and auto engine
repair shops.
Q. Automotive service and repair. Any land or facility used for the repair and maintenance of
automobiles, motorcycles, trucks, trailers, or similar vehicles including but not limited to
fender, muffler, or upholstery work, oil change and lubrication, tire service and sales. The
use may include incidental retail sales of automobile parts and accessories. The term
excludes dismantling or salvage.
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17.08.020 – “C.”
A. Carport. An accessory building or an accessory portion of the main building designed and
used primarily for the shelter or storage of vehicles. It is not an enclosed structure and it
does not contain a door which would allow vehicles to pass into the structure: it is open on
two or more sides.
B. Car wash. An automotive service facility with self-propelled car washing equipment or
where self-service washing is done by the customer.
C. Casino. An establishment for the purpose of providing unrestricted gambling opportunity as
regulated by the Washington State Gambling Commission. Activities regulated under
casinos do not include mini-casinos, enhanced card rooms, public card rooms, social card
rooms, pull tabs, punch cards, fund raising events sponsored by nonprofit organizations,
bingo, state run lottery games, turkey shoots, raffles, sports pools, or other amusement
games.
NOTE: Updated day care terms are proposed to follow current state law, RCW 35A.63.215 and
43.216. Most of the definition wording is retained from the current definitions below.
D. “Child care” means an establishment for group care of nonresident children licensed by the
Washington State Department of Children, Youth, and Family. Day care establishments are
subclassified as follows:
1. “Child care provider” means a child care provider who regularly provides early childhood
education, early learning services, and developmentally appropriate care, protection,
and supervision of children that is designed to promote positive growth and educational
experiences for children outside the child's home. The provider cares for not more than
twelve children in the provider's home in the living quarters for periods of less than 24
hours a day. The term is not intended to include baby-sitting services of a casual, non-
recurring nature, or in the child's own home. Likewise, the term is not intended to
include cooperative reciprocated child care by a group of parents or legal guardians in
their respective homes.
2. “Child care facility” means an agency (i.e. facility or business) that regularly provides
early childhood education and early learning services for a group of 13 or more children
for periods of less than twenty-four hours. The center is not located in a private
residence unless the portion of the residence where the children have access is used
exclusively for the children during the hours the center is in operation or is separate
from the useable living quarters.
NOTE: Most of the existing language for child day care is copied to the new terms above.
C. Child day-care. Child day-care means the developmentally appropriate care, protection, and
supervision of children that is designed to promote positive growth and educational
experiences for children outside the child's home for periods of less than 24 hours a day.
The term is not intended to include baby-sitting services of a casual, non-recurring nature,
or in the child's own home. Likewise, the term is not intended to include cooperative
reciprocated child care by a group of parents in their respective homes.
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D. Child daycare center. A facility licensed by the Washington State Department of Early
Learning where child care or early childhood education and early learning services are
provided for 13 or more children. The child daycare center shall not be located in a private
family residence unless the portion of the residence where the children have access is used
exclusively for the children during the hours the center is in operation or is separate from
the useable living quarters of the family.
E. Commercial vehicle. Is a licensed (according to tonnage), motorized vehicle designed for
transportation of commodities, merchandise, produce, freight, animals, or passengers, and
operated in conjunction with a business, occupation, or home occupation. This term shall
include, but is not limited to, automobiles, trucks, tractor/trailers, and vans.
F. Commission. The appointed Planning Commission.
G. Common usable open space. Area within a planned overlay development which is
accessible and usable to all occupants of the development and the City, which is:
1. Land which is unoccupied by nonrecreational buildings, parking areas, or traffic
circulation roads; or
2. Land which is dedicated to recreational buildings, structures or facilities; or
3. Land which is dedicated to an open space purpose of the planned overlay development
such as preservation of natural features.
To be considered common usable open space for recreational purposes, the open space
must be usable for specific or multi-purpose activities, be located on generally level land, be
regularly shaped and contain a minimum of 1,000 square feet.
H. Community center. A building or portion of a building used for not-for-profit cultural,
educational, recreational, religious or social activities that is open to the public or a
designated part of the public, usually owned and operated by a public or nonprofit group or
agency. Examples of community centers are schools, places of worship (church, mosque,
synagogue, temples, etc.), Boys and Girls Clubs, and similar uses. Community center does
not include fraternities, lodges or similar uses.
I. Conditional use permit (CUP). A limited permission to locate a particular use at a specific
location, where limited permission is required in order to review the controls stipulated by
these regulations on a case-by-case basis and to such degree as to assure that the
particular use shall not prove detrimental to surrounding properties, shall not be in conflict
with the City's Comprehensive Plan, and shall not be contrary to the public interest. The City
has some conditional uses that may be processed as an Administrative CUP, where the
Director of Community and Economic Development is the approval authority. All other
conditional uses are considered a CUP, where the City Hearing Examiner is the approval
authority.
J. Conditional use. A use permitted in a zone when authorized by the appropriate approval
authority but which requires a special degree of review and may be subject to certain
conditions to make such use consistent and compatible with other existing or permissible
uses in the same zone.
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K. Conforming building or structure. A building that complies with all sections of these Zoning
Regulations or any amendment thereto governing size, height, area, location on the lot, for
the zone in which such building or structure is located.
L. Conforming lot. A lot that contains the required width, depth and square footage as
specified in the zone in which the lot is situated.
M. Conforming use. A use that is listed as a permitted, accessory or conditional use in the zone
in which the use is situated.
N. Conference center. A facility used for conferences and seminars, or other community events
promoting tourism, that may include accommodations for sleeping, food preparation and
eating, recreation, entertainment, resource facilities, meeting rooms, fitness and health
facilities, retail and personal services primarily for the conference center guests.
NOTE: This new simplified term covers the following uses individually broken out in the current
code: Equipment rental stores; Laundromats, commercial and self-service, dry cleaning shops and tailor
shops; Printing, blueprinting, photo developing and reproduction shops; Repair services shops, such as
appliance repair, furnishings repair shops, shoe repair and TV and stereo repair services; Sign shops
O. Consumer goods service. A use involving the maintenance, repair, cleaning, or rental of
consumer and household goods. Examples include but are not limited to laundromats, dry
cleaning, shoe repair, clothing rental, appliance and electronics repair, print and photo
shops, sign shops, musical instrument repair, jewelry and watch repair, and tool and
equipment rental. These uses may include accessory retail sales.
P. Council. The City Council.
Q. Club or lodge, private. A non-profit association of persons who are bona fide members
paying annual dues, which owns, hires, or leases a building or portion thereof, the use of
such premises being restricted to members and their guests.
17.08.025 – "D."
A. Density. The ratio of the number of dwelling units per area of land, e.g., 7,000 square foot
lots would allow for a maximum density of 6.22 dwelling units per acre.
B. Department of Community and Economic Development (DCED) means City of Port Angeles
Community and Economic Development Department.
C. Departure. A provision allowing for applicants to propose alternative means of compliance
with a specific standard on a voluntary basis, provided they meet the purpose of the
standard. See PAMC 17.22.040 for more information on departures.
D. Detached building. See the definition for "Building, accessory".
E. Development. Any activity which would alter the elevation of the land, remove or destroy
plant life, cause structures of any kind to be installed, erected, or removed, divide the land
into two or more parcels, or any use or extension of the use of the land.
F. District. A portion of a planning area which is defined by the primary uses located in that
portion of the planning area.
G. Dormitory. A residence hall providing sleeping rooms, with or without eating facilities.
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H. Duplex. See the definition for "Dwelling, two-family". A building containing two dwelling
units.
NOTE: It is recommended to consolidate the duplicative terms “dwelling” and “dwelling unit”.
I. Dwelling or dwelling unit. A building or portion thereof with one or more rooms which are
arranged, designed or used for occupancy as separate living quarters for the exclusive use
of a single household, that is used exclusively for human habitation and is constructed in
accordance with the International Building Code or International Residential Code. In the
case of manufactured homes, need to be constructed in accordance with these
requirements. Permanently installed kitchen, sleeping, and sanitary facilities must always be
provided within the dwelling unit. A dwelling or dwelling unit does not include a house
trailer nor does it include hotels, motels or lodging houses.
NOTE: It is recommended to consolidate the code’s multifamily terms. Multifamily is currently
governed by three different terms with different definitions: Apartments; Apartment Buildings; and
Multi Family Housing.
J. Dwelling, multi-family. A building or a portion thereof containing three or more dwelling
units. The term also includes any dwelling unit within a mixed-use building.
K. Dwelling, single-familyhousehold. A building containing one dwelling unit.
L. Dwelling, small lot single-household. A building containing one dwelling unit on a lot less
than 5,000 square feet in area.
K. Dwelling, two-family (or duplex). A building containing two single-family dwelling units
separate from each other.
L. Dwelling unit. One or more rooms which are arranged, designed or used for occupancy as
separate living quarters for the exclusive use of a single-family maintaining a household.
Permanently installed kitchen facilities shall always be provided within the dwelling unit as
well as sleeping and sanitary facilities.
17.08.020 – “E.”
NOTE: These new housing terms are recommended to be referenced per 2021 updates in state law.
A. Emergency housing: Defined by RCW 36.70A.030.
B. Emergency shelter: Defined by RCW 36.70A.030.
C. Engineer means a professional civil engineer, licensed by and in good standing in the State
of Washington.
D. Enlargement. An increase in the size of an existing structure or use, including physical size
of the property, building, parking, and other improvements.
NOTE: This term was incorporated into the new terms “indoor recreation” and “indoor theater”.
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C. Entertainment services. Establishments engaged in providing entertainment for a fee,
including such activities as dance halls, studios, visual and/or performing arts, theatrical
productions, bands, orchestras, and other musical entertainment.
E. Environmentally sensitive area. An area which includes any of the following critical areas
and ecosystems: wetlands, streams or stream corridors, frequently flooded areas,
geologically hazardous areas (erosion, landslide, or seismic hazard areas), significant fish
and wildlife habitat areas, and locally unique natural features (ravines, marine bluffs, or
beaches and associated coastal drift processes).
F. Erected. Construction of any building or structure or the structural alteration of a building
or structure, the result of which would be to change the exterior walls or roof or to increase
the floor area of the interior of the building or structure.
G. Establishment, business or commercial. A place of business carrying on an operation, the
ownership and management of which are separate and distinct from those of any other
place of business located on the same zoning lot.
H. Existing (pre-existing). A use, lot, or building that existed at the time of the passage of the
City's Zoning Regulations, or prior to January 4, 1971.
17.08.035 – "F."
NOTE: A 2021 change in state law prohibits cities from regulating the number of unrelated persons
living together. City staff have also recommend changing the name of this term to “household” and it
has been moved to the H section.
A. Family. One person or two or more legally related persons living together, or not more than
six unrelated persons living together as a single, nonprofit, housekeeping unit; provided
that there shall not be more than four unrelated persons living together with legally related
persons as a single, nonprofit, housekeeping unit.
NOTE: This is duplicative of a nearly similar definition in D. This specific term was not previously
used anywhere in Title 17.
B. Family day-care provider (or family home child care). A facility licensed by the Washington
State Department of Early Learning where child care or early childhood education and early
learning services are provided for 12 or fewer children in the family living quarters where
the licensee resides.
A. Farming, commercial. The planting and cultivating of crops for agricultural or other
commercial purposes, provided that this shall not include private gardening or greenhouse
structures accessory to single-family residencesdwelling.
B. Fence. A structure that is built, constructed, or composed of parts joined together of
material in some definite manner in which the prime purpose is to separate and divide,
partition, enclose, or screen a parcel or parcels of land. Fences may be constructed of wood,
masonry, ornamental metal, or other such materials. For the purpose of this ordinance,
plant materials are not considered a fence.
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C, Floor area, gross (GFA). The floor area within the inside perimeter of the exterior walls of
the building under consideration, exclusive of vent shafts and courts, without deduction for
corridors, stairways, ramps, closets, the thickness of interior walls, columns, or other
features. The floor area of a building, or portion thereof, not provided with surrounding
exterior walls shall be the usable area under the horizontal projection of the roof or floor
above.
D. Floor area, net (NFA). The actual occupied floor area, not including unoccupied accessory
areas such as corridors, stairways, ramps, toilet rooms, mechanical rooms, and closets.
NOTE: Examples of food uses are incorporated from the existing CBD zone list of permitted uses.
E. Food and beverage establishment. A use that prepares and sells food and/or drink for on-
or off-premises consumption. Examples include, but are not limited to, bars, cocktail
lounges, cafés, cafeterias, restaurants, take-out lunch stands, and taverns.
F. Fuel station. A retail use primarily involving automobile fuels and specialized structures for
selling fuel and fuel storage tanks, often underground. These establishments may provide
incidental retail sales of food and other convenience items.
G. Fuel yard or bulk plant. That portion of a property where flammable or combustible liquids
are received by tank vessel or tank vehicle and are stored or blended in bulk for the
purpose of distributing such liquids by tank vessel, tank vehicle, portable tank or container
for subsequent resale and not to the consuming public.
17.08.040 – "G."
A. Garage. A deck, building or parking structure, or part thereof, used or intended to be used
for the parking and storage of vehicles.
B. Garage, private residential. A building or structure that is accessory to a single- or two-
family household dwelling or duplex dwelling, enclosed on not less than three sides and
with a roof, and designed or used only for the parking and storage of vehicles, primarily
only those vehicles belonging to the occupants of the dwelling.
C. Garage, public. A structure or portion thereof, other than a private customer and employee
garage or private residential garage, used primarily for the parking and storage of vehicles
and available to the general public.
D. Garage, repair. A building or structure other than a private residential garage, used for the
care, repair, or storage of automobiles and not the same as a service station as defined
within these regulations.
E. Group living. A building, portion of a building or a complex of buildings under unified
control and management which contains facilities for living, sleeping, sanitation, eating and
cooking for occupancy for residential uses; and which does not otherwise meet the
definition of another residential use defined in this chapter and does not include any type
of group living facility that is licensed by the State of Washington. Eating and cooking areas
may be shared in whole or part.
17.08.045 – "H."
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A. Hard surface. An impervious surface, a permeable pavement, or a vegetated roof.
B. Height.
1. Definition. The total distance in feet from average ground elevation at perimeter walls
as determined by the final grade noted on the building plan approved by the City to the
highest point of the structure. The final grade shall must not exceed the pre-alteration
grade as it existed prior to excavation. For the purposes of this title, a grade is
established only when the City Building Inspector verifies the grade.
2. Exceptions. The height restrictions in this title shall not apply to spires, monuments,
chimneys, antennas, water towers, elevator towers, mechanical equipment, and other
similar rooftop appurtenances usually required to be placed above the roof level and/or
not intended for human occupancy or the provision of additional habitable space;
provided that mechanical equipment rooms and screening are set back at least ten feet
from the edge of the roof and do not exceed the maximum building height by more
than ten feet. Other architectural appurtenances such as ornamental cupolas, parapets,
and spires, not exceeding the maximum building height by more than ten feet nor
exceeding ten feet in height and diameter, are also exempt from height requirements.
NOTE: A 2021 change in state law prohibits cities from regulating the number of unrelated persons
living together. City staff have also recommend changing the name of this term to “household” and it
has been moved from the F section.
X. FamilyHousehold. One person or two or more legally related persons living together, or not
more than six unrelated persons living together as a single, nonprofit, housekeeping unit;
provided that there shall not be more than four unrelated persons living together with
legally related persons as a single, nonprofit, housekeeping unit..
C. Home occupation is an occupation or business activity which results in a product or service,
is conducted in whole or in part in the dwelling unit, and is clearly incidental and
subordinate to the residential use of the property.
D. Hospital. An institution specializing in giving clinical, temporary and emergency services of a
medical or surgical nature to human patients and licensed by Washington State law.
E. Hospital, mental (including treatment of alcoholics). An institution licensed by Washington
State agencies under provisions of law to offer facilities, care, and treatment for cases of
mental and nervous disorders and alcoholics.
F. Hospice. A facility for the terminally ill.
G. Hostel. A residential structure or commercial building where transient accommodations for
30 days or less (daily or weekly) for the traveling public are provided and for which the
accommodations contain no more than one shared kitchen facility and do not have
individual sleeping rooms. Hostels are differentiated by housing type and/or owner
occupancy as follows:
1. Owner occupied single-family residential hostels are allowed in the same zones as bed
and breakfasts.
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2. Non-owner occupied commercial structure hostels are allowed by the same process and
in the same zones as hotels and motels.
H. Hotel. A facility offering transient lodging accommodations for 30 days or less to the general
public and that may include additional facilities and services, such as restaurants, meeting
rooms, personal services, etc.
I. House pets. Domestic animals such as dogs, cats, fish, birds, rodents, and reptiles, not
including inherently dangerous species of animals, which sleep and are primarily housed in
a dwelling unit together with their owners.
17.08.050 – "I."
A. Impervious surface. A non-vegetated surface area that either prevents or retards the entry
of water into the soil mantle as under natural conditions prior to development. A non-
vegetated surface area that causes water to run off the surface in greater quantities or at an
increased rate of flow from the flow present under natural conditions prior to development.
Common impervious surfaces include, but are not limited to, roof tops, walkways, patios,
driveways, parking lots or stormwater areas, concrete or asphalt paving, gravel roads,
packed earthen materials, and oiled, macadam or other surfaces that similarly impede the
natural infiltration of stormwater. Vegetated roofs and minimal excavation foundations,
subject to conformance with applicable Department of Ecology BMPs, are not included in
the total impervious area.
NOTE: This new simplified term replaces “Commercial recreation establishments and entertainment
services, such as bowling alleys, theaters (movie and others), skating rinks, putt -putt golf courses, climbing
walls and arcades.”
B. Indoor recreation. A use that provides recreation-oriented activities indoors, including but
not limited to arcades, arenas, bowling alleys, dance halls, gyms, marital arts studios,
skating rinks, and swimming pools.
C. Indoor theater. A movie theater, stage theater, auditorium, and similar uses. The term
includes facilities or venues with entertainment services such as visual and/or performing
arts, theatrical productions, bands, orchestras, and other musical entertainment.
D. Infill Overlay Zone (IOZ). A site-specific development that has been approved by the City
under the provisions of Chapter 17.45 of the Port Angeles Municipal Code.
17.08.070 – "M."
A. Manufactured home. Factory built, single-family structures that meet the National
Manufactured Home Construction and Safety Standards Act (42 U.S.C. § 5401), commonly
known as the HUD (U.S. Department of Housing and Urban Development) Code, and that
also meets the following requirements:
1. Consists of two or more fully enclosed parallel sections each of not less than 12 feet
wide by 36 feet long;
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2. Bears an insignia issued by the appropriate federal agency indicating compliance with
the construction standards of the U.S. Department of Housing and Urban Development
(HUD), as amended and as approved by the State of Washington;
3. Is placed on an on-grade permanent foundation or on footings and piers or on blocks in
accordance with HUD's specifications for the specific home and has skirting installed so
that no more than one foot of the skirting is visible above grade;
4. Has all transport appurtenances removed;
5. Is served by underground electrical power; and
6. Was originally constructed with and prior to occupancy has a composition or wood
shake or shingle, coated metal, or similar roof of not less than 3:12 pitch.
B. Marina. A system of piers, buoys, or floats that provide a centralized site for extended
moorage for more than four vessels for a period of 48 hours or longer. For regulatory
purposes, yacht club facilities and camp or resort moorage areas would also be reviewed as
marinas. Boat launch facilities and the sales of supplies and services for small commercial
and/or pleasure craft users may be associated with marinas. Where such amenities are
included, the marina is considered a multi-use marina.
C. Massage. The method, art or science of treating the human body for hygienic, remedial or
relaxational purposes by rubbing, stroking, kneading, tapping, rolling or manipulating the
human body of another with the hands, or by any other agency or instrumentality.
D. Massage parlor. Any premises where massages are given or furnished for, or in expectation
of any fee, compensation or monetary consideration, except:
1. Facilities adjunct to athletic clubs, medical facilities, hotels, motels or beauty salons; and
2. Enterprises licensed by the state and operating as approved home occupations.
E. Medical/dental building. A building or group of buildings designed for the use of physicians
and dentists and others engaged professionally in such healing arts for humans as are
recognized by the laws of the State of Washington.
F. Mixed use structure. A single structure or building containing two or more complementary,
physically and functionally integrated, or mutually-supporting uses (such as housing, offices,
manufacturing, retail, public service, or entertainment).
G. Mobile home. See the definition for "Trailer, house".
H. Motel. See definition for "Hotel".
I. Motor freight terminal. A building or area in which freight brought by motor truck is
assembled and/or stored for routing intrastate and interstate shipment by motor truck.
NOTE: We are deleting multiple related “multifamily” terms to have a single consistent definition.
J. Multi-family housing means a building having four or more dwelling units designed for
permanent residential occupancy resulting from new construction or rehabilitation or
conversion of vacant, underutilized, or substandard buildings.
17.08.075 – “N”.
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A. Neighborhood. An area located within a district where people live, which is defined by the
primary type and/or density of the residential units located in that particular area of the
district.
NOTE: This term is duplicative of the regular “density” definition.
B. Neighborhood density. The number of dwelling units per gross acre allowed by underlying
zone or zones.
B. Nonconforming building or structure. Any building or structure that does not conform with
the lot area, yard, height, or lot coverage restrictions in these Zoning Regulations, either at
the effective date of these regulations or as the result of subsequent amendments to these
regulations.
C. Nonconforming lot. A legally established lot, the area, dimensions or location of which met
the applicable zoning code requirements in effect at the time the lot was created, but which
fails by reason of such adoption, revision or amendment of these Zoning Regulations, to
conform to the present requirements of the zone in which it is located.
D. Nonconforming use. Any use of land, building or structure which does not comply with all of
these Zoning Regulations or of any amendment hereto governing use for the zoning district
in which such use is situated.
E. Noxious matter. Material capable of causing injury to living organisms by chemical reaction,
or is capable of causing detrimental effects upon the physical or economic well-being of
individuals.
F. Nursing home or convalescent home. Any home or residential facility licensed per 18.51
RCW that operates or maintains facilities providing convalescent or chronic care for a period
in excess of 24 consecutive hours for three or more patients not related by blood or
marriage to the operator, who by reason of illness or infirmity, are unable to properly care
for themselves. Nothing in this definition shall be construed to include any "assisted living
facility".
17.08.080 – "O."
A. Off-street parking space. An area of at least 8½ feet in width and 17 feet in length, or as
otherwise provided in Chapter 14.40 PAMC situated on territory other than a public or
private street, alley, highway or trafficway, and used only for the storage of vehicles. Refer
to Chapter 14.40 PAMC for off-street parking standards.
B. Open space. Natural areas of unique or major physical features such as shorelines, bluffs,
beaches, lagoons, waterways, ravines, streams, rivers, lakes, wetlands, wildlife habitats, and
other environmentally sensitive areas deemed of significant importance to the community
by the City; landscaped areas such as parks, playfields, golf courses, outdoor stadiums, and
public landscaped areas such as those along boulevards and around public buildings;
improved outdoor areas such as piers, playgrounds, plazas, promenades or trails, tennis
courts, viewpoints, and other outdoor spaces open to the public.
C. Owner. Any person with fee title or a long-term leasehold to any parcel of land within the
City, who desires to develop, or construct, build, modify, erect, or use such parcel of land.
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17.08.085 – "P."
A. People with functional disabilities. People with functional disabilities means: (1) a person
who, because of a recognized chronic physical or mental condition or disease, is functionally
disabled to the extent of: (a) needing care, supervision or monitoring to perform activities of
daily living or instrumental activities of daily living, or (b) needing supports to ameliorate or
compensate for the effects of the functional disabilities so as to lead as independent a life
as possible, or (c) having a physical or mental impairment which substantially limits one or
more of such person's major life activities, or (d) having a record of such impairment; or (2)
being regarded as having such an impairment, but such term does not include current,
illegal use of, or active addiction to a controlled substance.
B. Permanent supportive housing: Defined by RCW 36.70A.030.
C. Permeable pavement pervious concrete, porous asphalt, permeable pavers or other forms
of pervious or porous paving material. Intended to allow passage of water through the
pavement section. It often includes an aggregate base that provides structural support and
acts as a stormwater reservoir.
D. Person. Any person, firm, partnership, association, corporation, company, or other legal
entity, private or public, whether for profit or not for profit.
NOTE: This new simplified term covers these uses individua lly broken out in the current code:
Personal services facilities, such as barber shops and beauty shops, exercise and reducing studios and
travel agencies; Massage parlors, saunas and steam baths, as primary use
E. Personal care services. Uses involved in providing nonmedical body and health services to
the general public, including, but not limited to, salons, barbers, tanning, massage therapy,
tailors, and tattoo parlors. These uses may include accessory retail sales.
F. Planned Industrial Development (PID). A PID is a site specific development which has been
approved by the City Council under the provisions of Chapter 17.31 of the Port Angeles
Municipal Code.
G. Planning area. A large geographical area of the City, which is defined by physical
characteristics and boundaries.
H. PRD. Planned Residential Development.
I. Principal use. The primary use of land or buildings on a lot as distinguished from a
subordinate or accessory use. A use is considered principal when it occupies 50 percent or
more of a building's total square footage.
NOTE: This new simplified term replaces “Business colleges, trade schools, and personal instruction,
such as music, art, and dance schools”
J. Private educational services. Uses providing for-profit and non-profit educational services.
Examples include but are not limited to testing centers, business schools, trade and
vocational schools, language and exam tutoring, music instruction, dance studios, and arts
and craft studios. The term does not include government facilities.
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NOTE: This updated term covers these uses individually broken out in the current code: Business and
professional offices; Radio stations, TV stations and newspaper buildings; Financial services offices, such
as banks, financial institutions, insurance and real estate services offices
K. Professional, business, and media offices. Offices used as a place of business conducted by
persons engaged in recognized professions including but not limited to accounting, finance,
law, real estate, design, engineering, photography, software development, research,
counseling, journalism, and business administration. The term includes banks/credit unions
and audio and video recording and broadcasting.
17.08.090 – "R."
A. Reclassification. A change in zoning boundaries upon the zoning map which is an official
part of these Zoning Regulations.
B. Reconstruction. The act of constructing again.
C. Recreation facility or area. A facility or area for recreation purposes, such as a swimming
pool, park, tennis court, playground or other similar use.
NOTE: This new simplified term replaces “Recreational vehicles, vacation trailers, and campers
courts and parks” currently used in the CA zone list of permitted uses. Note that this use relates to
formal commercial facilities and does not regulate ad-hoc RV camping or living. See 17.20.020 for
proposed updates to permitted uses.
D. “Recreational camps”. A commercial facility established for temporary occupancy by people
using tents, recreational vehicles, travel trailers, and similar lodgings. Improvements such as
roads, toilets, showers, utility connections, and other amenities may be provided.
E. Recreational purpose. An express intent of a space design and development to service a
particular healthful or aesthetic activity.
F. Repair, minor. Improvements to correct deficiencies resulting from normal wear and tear or
improvements not requiring a building permit.
G. Residence. A building or structure, or portion thereof, which is designed for and used to
provide a place of abode for human beings. The term "residence" includes the term
"residential" as referring to the type, or intended use, of a building.
H. Restoration. The act of putting back or bringing back into a former or original state.
NOTE: This new simplified term covers these uses individually broken out in the current code: Auto
supply stores; Drug stores, pharmacies; Hardware stores, paint stores and plumbing supply; Food item
retail sales; General merchandise stores; Household furnishings stores; Medical supply stores; Shopping
centers; Specialty shops such as gift, florist, hobby, antique, candy, ice cream, movie rental, bicycle, book,
computer, toy, and retail pet stores; Wholesale stores
I. Retail sales. Any use involving the sale, lease, or rental of new or used products, including
but not limited to appliances, art supplies, baked goods, bicycles, books, building supplies,
cameras, carpet and floor coverings, crafts, clothing, computers, convenience goods, dry
goods, electronic equipment, fabric, flowers, furniture, garden supplies, gifts or novelties,
groceries, hardware, home improvement, household products, jewelry, medical supplies,
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music, musical instruments, office supplies, package shipping, pets, pet supplies,
pharmaceuticals, photo finishing, picture frames, plants, printed materials, produce,
seafood, souvenirs, sporting goods, stationery, tobacco, used or secondhand goods, vehicle
parts and accessories, videos and related products.
NOTE: This new simplified term covers these uses individually broken out in the current code:
Building material stores, cabinet shops, glass stores, hardware stores, lumber yards, paint stores and
plumbing supply stores; Farm equipment stores, garden supply stores, nurseries
J. Retail sales, heavy. “Retail sales, heavy” means retail uses with exterior sales and/or storage
areas greater than 15,000 gross square feet or occupying a greater area than the use’s
principal building. Examples include, but are not limited to, uses selling agricultural
supplies, farm equipment, plant and landscape design materials, building materials, and
heating fuels.
K. Retail stand. A small, moveable cart that is operated from a fixed location and is designed
and sized to be readily moved under the control of one person but not under its own
power.
L. Right-of-way. Land acquired or dedicated for purposes of a street, highway, sidewalk, alley,
avenue, other structure used for pedestrian or vehicular traffic, or easement or any
combination of such uses for which the City has regulatory authority.
M. Roof. A structure covering any portion of a building or structure, including the projections
beyond the walls or supports.
17.08.095 – "S."
NOTE: Term simplified and replaced by “automotive service and repair” under A above.
A. Service station. An establishment that provides for the servicing of motor vehicles and
operations incidental thereto, limited to the retail sale of petroleum products and
automobile accessories; automobile washing (not including auto laundry); waxing and
polishing of automobiles; tire changing and repair (not including recapping); battery service,
charging, and replacement (not including repair and rebuilding); radiator cleaning and
flushing (not including steam cleaning and repair); installation of accessories; and the
following operations if conducted wholly within a building: lubrication of motor vehicles,
brake servicing, wheel balancing, tire testing, and replacement of carburetors, coils,
condensers, fan belts, wiring, water hoses, and similar parts.
A. Self-service storage. An establishment containing separate storage spaces that are leased or
rented as individual units.
B. Setback. The required minimum distance from any lot line and that establishes the building
envelope within which any structure or building may be erected or placed.
1. Setback, front - a space that extends the full width of the lot, between the front lot line
and the distance designated in the City's Zoning Regulations.
2. Setback, rear - a space that extends the full width of the lot, the rear lot line and the
distance designated in the City's Zoning Regulations.
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3. Setback, side - a space that extends from the front setback line to the rear setback line,
between the side lot line and to the closest building on the same lot, or to a distance
designated in the City's Zoning Regulations.
C. Shopping center. A group of commercial establishments planned, constructed, and
managed as a total entity, with customer and employee parking provided on-site, provision
for goods delivery separated from customer access, aesthetic considerations and protection
from the elements, and landscaping and signage in accordance with an approved plan.
Shopping centers are further defined by size and their customer base: area their shoppers
come from:
1. A community shopping center features a junior department store and contains
approximately 150,000 square feet of gross leasable area and has a site area of ten to
25 acres. Its clientele draw is approximately a ten-minute drive from the center.
2. A neighborhood shopping center generally offers goods necessary to meet daily needs,
occupies up to ten acres, has up to 100,000 square feet of gross leasable area, and
draws its clientele from a five-minute driving radius from the center.
D. Short term rental. Lodging or guest rooms used, rented or occupied for guest sleeping
purposes for a period of time 30 days or less, and that contain kitchen facilities for food
preparation, including, but not limited to, refrigerators, stoves and ovens. This definition
includes dwelling units used, rented or hired out for vacation homes or short-term rentals
that allow guests to stay for 30 days or less. Dwelling units used, rented or hired out for
longer than 30 days are considered long-term rentals and not extended stay lodging.
E. Sign. Any letters, figures, design symbol, trademark, or device intended to attract attention
to any activity, service, place, subject, person, firm, corporation, public performance, article,
machine, or merchandise, and including display surfaces and supporting structures thereof.
F. Sign, advertising. A sign which directs attention to a business, commodity, service or
entertainment conducted, sold, or offered elsewhere than upon the premises on which
such sign is located or to which it is affixed.
G. Sign, area. The area of a sign shall be the sum of each display surface including both sides
of a double-faced sign, as determined by circumscribing the exterior limits on the mass of
each display erected on one sign structure with a circle, triangle, or quadrangle connecting
all extreme points. Where a sign is composed of two or more individual letters mounted
directly on a wall, the total display surface, including its background, shall be considered
one sign for purposes of calculating sign area. The structure supporting a sign is not
included in determining the area of the sign, unless the structure is designed in a way to
form an integral part of the display.
H. Significant tree. A tree at least six inches in diameter at a point five feet above the ground.
NOTE: The below term duplicates/conflicts with “single-household dwelling”.
H. Single-family residence. One detached dwelling on an individual lot for occupancy by one
family.
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I. Site coverage. The amount of impervious surface on a parcel, including structures, paved
driveways, sidewalks, patios, and other impervious surfaces.
J. Smart growth. A mix of land uses that include the following:
1. Take advantage of compact building design;
2. Create a range of housing opportunities and choices;
3. Create walkable neighborhoods;
4. Foster distinctive, attractive communities with a strong sense of place;
5. Preserve open space, natural beauty and critical environmental areas;
6. Strengthen and direct development towards existing communities;
7. Provide a variety of transportation choices;
8. Make development decisions predictable, fair and cost effective;
9. Encourage community and stakeholder collaboration in development decisions.
K. Story. The space between the floor and the ceiling above said floor. Outside the CBD zone,
aA basement shall be considered a story when more than half of the basement height is
above the finished lot grade. A half-story shall be considered when the space between a
floor and ceilings above said floor has at least one interior side wall that is five feet or less in
height.
L. Street. A vehicular way that affords a primary means of access to abutting property.
M. Street right-of-way line. The boundary line between a street and abutting property. This may
or may not match a property's front lot line.
N. Structure. Anything constructed in the ground, or anything erected which requires location
on the ground or water, or is attached to something having location on or in the ground and
is over 30 inches in height above the ground level, but not including fences or walls used as
fences six feet or less in height.
O. Structural alteration. Any change, other than incidental repairs, which would prolong the life
of the supporting members of a building, such as bearing walls, columns, beams, or girders.
P. Subordinate. Less important than and secondary to a primary object, usually in these
Zoning Regulations referring to an accessory use.
NOTE: This term can likely be deleted because it has limited use in curr ent code and is covered by
the new “retail sales” term.
Q. Supermarket. A grocery store on a site larger than one acre and with multiple retail
departments such as drugs, photo, video, deli, flowers, seafood, bakery, etc.
17.08.100 – "T."
A. Telecommunications facilities or wireless telecommunications facilities. Any antennas,
cables, wires, lines, wave guides, and any other equipment or facilities associated with the
transmission or reception of communications which a person seeks to locate or has
installed upon or near a tower or antenna support structure.
B. Through lot. See "Lot, through".
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C. Tower or wireless telecommunications tower. A self-supporting lattice, guyed, or monopole
structure constructed from grade which supports telecommunications facilities. The term
"tower" shall not include amateur radio operators' equipment, as licensed by the FCC.
D. Townhouse. A dwelling unit , located on its own lot, that shares one or more common or
abutting walls with one or more dwelling units, each located on its own lotand having
exterior access. A townhouse does not share common floors/ceilings with other dwelling
units.
E. Townsite block. A block of 450 or 500 feet by 300 feet dimension or a minimum of 3.1 acres
as created by the original platting of the townsite of Port Angeles.
F. Trail. A pedestrian facility which is designated for travel and recreation purposes and which
may include sidewalks, portions of roadways, natural surfaced walkways, and structures
such as bridges.
G. Trailer, house (automobile trailer, mobile home, recreational vehicle, vacation trailer). A
vehicle without motor power designed to be drawn by a motor vehicle and to be used for
human habitation, a motor vehicle designed to be used for human habitation, and a
manufactured home which does not meet City Building Code or state and federal
manufacturing standards.
H. Trailer park, trailer court, mobile home park, recreational vehicle park. Any premises on
which are parked one or more vehicles designed, intended, arranged, or used for living
purposes, or any premises used or held out for the purpose of supplying to the public a
space for one or more such vehicles, whether such vehicles stand on wheels or rigid
supports.
I. Transit center. Any centralized structure, station, or transit facility that is primarily used, as
part of a transit system, for the purpose of loading, unloading, or transferring passengers
from one mode of transportation to another. This use does not include singular street-side
bus stops.
J. Transitional housing: Defined by RCW 84.36.043.
K. Trellis. A lattice work structure designed to support plant growth. Trellises that demarcate
an entryway to a yard, are detached from any other structure, other than a permitted fence,
on the site, have a minimum sidewalk span of four feet, depth of two feet and a height of
eight feet, is exempt from the requirement for a building permit and is not considered a
structure.
17.08.110 – "V."
A. Variance. Permission for an adjustment or relaxation to the literal requirements of the City's
Zoning Regulations for a particular property or structure and/or building on a particular
property.
B. Vegetated roofs (also known as ecoroofs and green roofs) consist of thin layers of
engineered soil and vegetation constructed on top of conventional flat or sloped roofs.
C. Vehicle rental. The sales or rental of passenger vehicles, light and medium trucks, and other
consumer motor vehicles such as motorcycles and mopeds.
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17.08.115 – "W."
A. Wireless communication facilities (WCFs). An unstaffed facility for the transmission and/or
reception of wireless telecommunications services, including support structures, antennas,
accessory equipment, and appurtenances, used to transmit, receive, distribute, provide, or
offer personal wireless communication services. WCFs include but are not limited to
antennas, plies, towers, cables, wires conduits, ducts, pedestals, vaults, buildings, and
electronic and switching equipment.
B. Work/live spacestudio. An arrangement of space that combines a living area and working
area where the living area is subordinate and accessory in size and use to the work space.
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Chapter 17.10 – R7, Residential, Low Density
17.10.010 – Purpose.
This is a low density residential zone intended to create and preserve urban residential
neighborhoods consisting of a mix of single-family household homes, duplexes and accessory
dwelling unit homes on historic townsite-size lots. Uses which are compatible with and
functionally related to a single-family household residential environment may also be located in
this zone. Because of land use impacts associated with nonresidential uses, few nonresidential
uses are allowed in this zone and then only conditionally. This zone provides the basic urban
land use pattern for the City's lower density residential neighborhoods, following a standard
rectangular street grid system of 60-foot rights-of-way for local access streets and 300-foot by
450 or 500-foot blocks with 35—50-foot by 140-foot lots and usually located in areas that are
largely developed and closer to the center of the City or commercial corridors.
17.10.020 – Permitted uses.
A. Adult family home.
B. Detached single-family residences.Single-household dwellings.
NOTE: The geographic limitation for small lots is suggested by engineering staff du e to preliminary
findings from an ongoing sewer capacity analysis.
C. Small lot single-household dwelling (lots less than 5,000 square feet). This use is only
permitted on alley-loaded lots east of Tumwater Truck Route and west of White Creek.
D. Exempted home occupations.
E. Family day caresChild care provider.
F. Group living.
G. Duplexes.
NOTE: Cottages are currently allowed in R7 but were not shown in this list of uses before.
H. Cottage housing.
17.10.030 – Accessory uses.
A. Accessory dwelling units.
B. Garages and carports.
C. Greenhouses, gazebos, storage sheds, and similar accessory structures.
D. Swimming pools and cabanas.
E. Other accessory uses determined by the Director of Community and Economic
Development to be compatible with the intent of this chapter.
17.10.040 – Conditional uses.
Conditional uses shallmust comply with the development standards in subsection 17.94.065.
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A. Art galleries and museums.
B. Assisted living facility.
C. Bed and breakfasts.
D. Child daycare centersChild care facility.
E. Communications transmission buildings and structures; e.g., radio tower.
F. Community centers.
G. Home occupations.
H. Libraries.
I. Nursing and convalescent homes.
J. Public housing authority offices and maintenance structures located on public housing
authority housing sites.
K. Public parks and recreation facilities.
L. Public utility structures.
M. Radio and television stations, provided that antenna is on-site.
N. Residential care facilities.
O. Other uses compatible with the intent of this chapter.
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17.10.050 – Area, dimensional, and density requirements.
A. The following area and dimensional requirements apply to all R7 zones:
NOTE: The geographic limitation for small lots is suggested by engineering staff du e to preliminary
findings from an ongoing sewer capacity analysis.
NOTE: It is recommended to delete maximum site coverage from all zones. This is because: 1) it
serves a duplicative purpose of maximum site coverage but tends to incentivize excessive parking; 2)
maximum site coverage more directly regulates the stormwater issue that is important to Port
Angeles; 3) new landscaping standards are being proposed; and 4) lot coverage reduces the design
options and flexibility for housing and other development, a point echoed by project stakeholders.
Table 17.10.050-1
R7 zone area and dimensional requirements.
Measurement Type Limit Reference and Additional Provisions
Minimum lot area 5,000 square feet
3,500 square feet on alley-loaded lots
east of Tumwater Truck Route and west
of White Creek
PAMC 17.94.020
PAMC 17.94.030
PAMC 17.94.175
Minimum lot
width/frontage
35 feet
25 feet on alley-loaded lots east of
Tumwater Truck Route and west of
White Creek
Density, minimum net n/a
Density, maximum net n/a
Maximum building height 30 feet 35 feet where all roof forms above 30 feet have a
minimum 3:12 roof pitch
Maximum lot coverage 45%
Maximum site coverage 65% In locations where stormwater runoff from
structures, paved driveways, sidewalks, patios,
and other surfaces is designed to
infiltratemanaged on-site, according toper the
requirements in Chapter 5 of the City of Port
Angeles Urban Services Standards and Guidelines
Manual Chapter 5, portions of the project can be
is exempt from lot and site coverage calculations.
(sSee PAMC 17.94.135 for exemptionsmore
information.).
Minimum front setback 15 feet PAMC 17.94.075
PAMC 17.94.080
PAMC 17.94.120
Garage entrance setback 20 feet
Minimum rear setback 20 feet
Minimum side setback 5 feet
Minimum side setback
(street)
13 feet
Minimum side setback
(alley)
5 feet
Detached Accessory Structure Requirements
Minimum rear setback
for accessory structures
10 feet
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Table 17.10.050-1
R7 zone area and dimensional requirements.
Measurement Type Limit Reference and Additional Provisions
in the rear one-third of
the lot
Minimum side setback
for accessory structures
in the rear one-third of
the lot
3 feet
Maximum building
height1
Not to exceed the primary structure
building height
A 25% height bonus is available if the detached
structure is within the building envelope required
of a principal structure in the zone that the
property is located. Provided, however, that
additional minimum setbacks to ensure a safe
building site may be required when the property
contains a bluff, ravine, stream, or similar feature
as specified in Title 15 PAMC.
Maximum building
footprint
Not to exceed the primary structure
building footprint
NOTE: Footnote #1 and subsection (B) are moved into the table above. Subsection (C) is moved to
PAMC 17.10.040.
1 A 25% height bonus is available if the detached structure is within the building envelope
required of a principal structure in the zone that the property is located. Provided,
however, that additional minimum setbacks to ensure a safe building site may be
required when the property contains a bluff, ravine, stream, or similar feature as
specified in Title 15 PAMC.
B. In locations where stormwater runoff from structures, paved driveways, sidewalks, patios
and other surfaces is designed to infiltrate on-site, according to the requirements in
Chapter 5 of the City of Port Angeles Urban Services Standards and Guidelines Manual,
portions of the project can be exempt from lot and site coverage calculations. (See PAMC
17.94.135 for exemptions.)
C. Conditional uses shall comply with the development standards in subsection 17.94.065.
17.10.060 – Off-street parking.
Parking shall be provided as required by Chapter 14.40 of the Port Angeles Municipal Code.
17.10.070 – Signs.
One sign per lot is permitted. This sign shall be one square foot in area, unlighted, and
displaying only the name of the occupant (or as otherwise specified in 17.94.065); provided that
official traffic signs, street signs, and identification and warning signs for public utility buildings
and structures are exempt from these restrictions.
17.10.080 – Design standards.
See the following code sections for applicable design standards:
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1. Detached small lot single-household dwellings: PAMC 17.21.010.
2. Accessory dwelling units: PAMC 17.21.020.
3. Cottage housing: PAMC 17.21.030.
4. Duplexes: PAMC 17.21.040.
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Chapter 17.11 – R9, Residential, Low Density
17.11.010 – Purpose.
This is a low density residential zone intended to create and preserve urban residential
neighborhoods consisting of predominantly single-family homes on larger than historic
townsite-size lots. Uses that are compatible with and functionally related to a single-family
residential environment may be located in this zone. Because of land use impacts associated
with nonresidential uses, few nonresidential uses are allowed in this zone and then only
conditionally. This zone provides for variety in the urban land use pattern for the City's lower
density residential neighborhoods with minimum 50-foot front lot lines and 60-foot rights-of-
way for collector arterial streets in large rectangular blocks and usually located on the
perimeter of the developed town center and originally platted neighborhoods.
17.11.020 – Permitted uses.
A. Adult family home.
B. Detached single-family residences.Single-household dwellings.
C. Exempted home occupations.
D. Family daycare centers.Child care provider.
E. Group living.
F. Duplexes.
G. Cottage housing.
17.11.030 – Accessory uses.
A. Accessory dwelling units.
B. Garages and carports.
C. Non-commercial greenhouses, gazebos, storage sheds, and similar accessory structures.
D. Swimming pools and cabanas.
E. Other accessory uses determined by the Director of Community and Economic
Development to be compatible with the intent of this chapter.
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17.11.040 – Conditional uses.
Conditional uses shallmust comply with the development standards in 17.94.065 PAMC.
A. Art galleries and museums.
B. Assisted living facility.
C. Bed and breakfasts.
D. Communications transmission buildings and structures; e.g., radio tower.
E. Community centers.
F. Child daycare centersChild care facility.
G. Nursing and convalescent homes.
H. Public parks and recreation facilities.
I. Public utility structures.
J. Radio and television stations, provided that antenna is on-site.
K. Other uses compatible with the intent of this chapter.
17.11.050 – Area, dimensional, and density requirements.
A. The following area and dimensional requirements apply to all R9 zones:
Table 17.11.050-1
R9 zone area and dimensional requirements.
Measurement Type Limit Reference and Additional Provisions
Minimum lot area 7,000 square feet PAMC 17.94.020
PAMC 17.94.030
PAMC 17.94.175
Minimum lot width/frontage 50 feet
Density, minimum net n/a
Density, maximum net n/a
Maximum building height 30 feet
Maximum lot coverage 40%
Maximum site coverage 60% In locations where stormwater runoff from structures,
paved driveways, sidewalks, patios, and other surfaces is
designed to infiltratemanaged on-site,, according to per
the requirements in Chapter 5 of the City of the Port
Angeles Urban Services Standards and Guidelines
Mmanual Chapter 5, portions of the project can beis
exempt from lot and site coverage calculations. (Ssee
PAMC 17.94.135 for exemptionsmore information.).
Minimum front setback 20 feet PAMC 17.94.075
PAMC 17.94.080
PAMC 17.94.120
Garage entrance setback 20 feet
Minimum rear setback 25 feet
Minimum side setback 7 feet
Minimum side setback (street) 13 feet
Minimum side setback (alley) 7 feet
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Table 17.11.050-1
R9 zone area and dimensional requirements.
Measurement Type Limit Reference and Additional Provisions
Detached Accessory Structure Requirements
Minimum rear setback for accessory
structures in the rear one-third of the
lot
10 feet
Minimum side setback for accessory
structures in the rear one-third of the
lot
3 feet
Maximum building height1 Not to exceed the
primary structure
building height
A 25% height bonus is available if the detached structure
is within the building envelope required of a principal
structure in the zone that the property is located.
Provided, however, that additional minimum setbacks to
ensure a safe building site may be required when the
property contains a bluff, ravine, stream, or similar
feature as specified in Title 15 PAMC.
Maximum building footprint Not to exceed the
primary structure
building footprint
NOTE: Footnote #1 and subsection (B) are moved into the table above. Subsection (C) is moved to
PAMC 17.11.040.
1 A 25% height bonus is available if the detached structure is within the building envelope
required of a principal structure in the zone that the property is located. Provided, however,
that additional minimum setbacks to ensure a safe building site may be required when the
property contains a bluff, ravine, stream, or similar feature as specified in Title 15 PAMC.
B. In locations where stormwater runoff from structures, paved driveways, sidewalks, patios
and other surfaces is designed to infiltrate on-site, according to the requirements in
Chapter 5 of the City of Port Angeles Urban Services Standards and Guidelines manual,
portions of the project can be exempt from lot and site coverage calculations. (See PAMC
17.94.135 for exemptions.)
C. Conditional uses. Conditional uses shall comply with the development standards in
17.94.065 PAMC.
17.11.060 – Off-street parking.
Parking shall be provided as required by Chapter 14.40 of the Port Angeles Municipal Code.
17.11.070 – Signs.
One sign per lot is permitted. This sign shall be one square foot in area, unlighted, and
displaying only the name of the occupant (or as otherwise specified in 17.94.065 PAMC);
provided that official traffic signs, street signs, and identification and warning signs for public
utility buildings and structures are exempt from these restrictions.
17.11.080 – Design standards.
See the following code sections for applicable design standards:
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1. Accessory dwelling units: PAMC 17.21.020.
2. Cottage housing: PAMC 17.21.030.
3. Duplexes: PAMC 17.21.040.
Appendix A
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Chapter 17.12 – R11, Residential, Low Density
17.12.010 – Purpose.
This is a low density residential zone intended to create and preserve single-family residential
neighborhoods consisting of predominantly larger than standard sized townsite-sized lots,
while maintaining densities at or more than four primary dwelling units per acre. Uses that are
compatible with and functionally related to a single-family residential environment may be
located in this zone. Because of land use impacts associated with nonresidential uses, few
nonresidential uses are allowed in this zone and then only conditionally. This zone provides for
variety in the urban land use pattern for the City's lower density residential neighborhoods,
following a curvilinear street system of non-through public and private streets with irregularly
shaped lots, minimum 75-foot front lot lines, and 60-foot rights-of-way for collector arterial
streets in large rectangular blocks and usually located in outlying areas.
17.12.020 – Permitted uses.
A. Adult family home.
B. Detached single-family residences.Single-household dwellings.
C. Exempted home occupations.
D. Family daycare centers.Child care provider.
E. Group living.
F. Cottage housing.
17.12.030 – Accessory uses.
A. Accessory dwelling units.
B. Garages and carports.
C. Greenhouses, gazebos, storage sheds, and similar accessory structures.
D. Swimming pools and cabanas.
E. Other accessory uses determined by the Director of Community and Economic
Development to be compatible with the intent of this chapter.
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17.12.040 – Conditional uses.
Conditional uses. Conditional uses shallmust comply with the minimum standards in PAMC
17.94.065.
A. Art galleries and museums.
B. Assisted living facility.
C. Bed and breakfasts.
D. Communications transmission buildings and structures; e.g., radio tower.
E. Community centers.
F. Child daycare centersChild care facilities and pre-schools.
G. Duplexes.
H. Hospices.
I. Nursing and convalescent homes.
J. Public parks and recreation facilities.
K. Public utility structures.
L. Radio and television stations, provided that antenna is on-site.
M. Residential care facilities.
N. Other uses compatible with the intent of this chapter.
17.12.050 – Area, dimensional, and density requirements.
A. The following area and dimensional requirements apply to all R11 zones:
Table 17.12.050-1
R11 zone area and dimensional requirements.
Measurement Type Limit Reference and Additional Provisions
Minimum lot area 9,000 sf PAMC 17.94.020
PAMC 17.94.030
PAMC 17.94.175
Minimum lot width/frontage 65 feet
Density, minimum net n/a
Density, maximum net n/a
Maximum building height 30 feet
Maximum lot coverage 30%
Maximum site coverage 50% In locations where stormwater runoff from structures,
paved driveways, sidewalks, patios, and other surfaces is
designed to infiltratemanaged on-site, according toper
the requirements in Chapter 5 of the City of Port Angeles
Urban Services Standards and Guidelines Mmanual
Chapter 5, portions of the project can beis exempt from
lot and site coverage calculations. (Ssee PAMC 17.94.135
for exemptionsmore information.).
Minimum front setback 20 feet PAMC 17.94.075
PAMC 17.94.080 Garage entrance setback 20 feet
Appendix A
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Table 17.12.050-1
R11 zone area and dimensional requirements.
Measurement Type Limit Reference and Additional Provisions
Minimum rear setback 25 feet PAMC 17.94.120
Minimum side setback 7 feet
Minimum side setback (street) 13 feet
Minimum side setback (alley) 7 feet
Detached Accessory Structure Requirements
Minimum rear setback for accessory
structures in the rear one-third of the
lot
10 feet
Minimum side setback for accessory
structures in the rear one-third of the
lot
3 feet
Maximum building height1 Not to exceed the
primary structure
building height
A 25% height bonus is available if the detached structure
is within the building envelope required of a principal
structure in the zone that the property is located.
Provided, however, that additional minimum setbacks to
ensure a safe building site may be required when the
property contains a bluff, ravine, stream, or similar
feature as specified in Title 15 PAMC.
Maximum building footprint Not to exceed the
primary structure
building footprint
NOTE: Footnote #1 and subsection (B) are moved into the table above. Subsection (C) is moved to
PAMC 17.12.040.
1 A 25% height bonus is available if the detached structure is within the building envelope
required of a principal structure in the zone that the property is located. Provided, however,
that additional minimum setbacks to ensure a safe building site may be required when the
property contains a bluff, ravine, stream, or similar feature as specified in Title 15 PAMC.
B. In locations where stormwater runoff from structures, paved driveways, sidewalks, patios
and other surfaces is designed to infiltrate on-site, according to the requirements in
Chapter 5 of the City of Port Angeles Urban Services Standards and Guidelines manual,
portions of the project can be exempt from lot and site coverage calculations. (See PAMC
17.94.135 for exemptions.)
C. Conditional uses. Conditional uses shall comply with the minimum standards in PAMC
17.94.065.
17.12.060 – Off-street parking.
Parking shall be provided as required by Chapter 14.40 of the Port Angeles Municipal Code.
17.12.070 – Signs.
One sign per lot is permitted. This sign shall be one square foot in area, unlighted, and
displaying only the name of the occupant (or as otherwise specified in 17.94.065); provided that
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official traffic signs, street signs, and identification and warning signs for public utility buildings
and structures are exempt from these restrictions.
17.12.080 – Design standards.
See the following code sections for applicable design standards:
1. Accessory dwelling units: PAMC 17.21.020.
2. Cottage housing: PAMC 17.21.030.
3. Duplexes: PAMC 17.21.040.
Appendix A
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PORT ANGELES RESIDENTIAL BUILDING CAPACITY CODE AMENDMENTS
MAKERS architecture and urban design Page 82
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Chapter 17.14 – RMD – Residential, Medium Density
17.14.010 – Purpose.
This is a medium density residential zone that allows a mix of single-family, two-
family/duplexes, multi-family multi-unit dwellings types at a density greater than single-family
household neighborhoods but less than the higher densities of the RHD Zone. The permitted
uses in the RMD Zone are also intended to be more restrictive than the RHD Zone. Commercial
uses are not considered to be compatible. Few nonresidential uses are allowed in this zone and
then only conditionally, because of land use impacts associated with nonresidential uses. This
zone provides for variety in the urban land use pattern for the City's lower density multi-family
residential neighborhoods (at twice the density of the City's basic single-family residential
neighborhoods) with direct access on an arterial street, usually located in outlying areas with
large tracts of vacant buildable land, and serving as a transitional use between low density
residential uses and commercial/industrial uses.
17.14.020 – Permitted uses.
A. Accessory residential dwelling units. 1 []
B. Adult family homes.
C. Apartments (individual units, not apartment buildings).
C. Bed and breakfasts.
D. Child day caresChild care facility.
E. Family day care providerChild care provider.
F. Short term rental.
G. Group living.
NOTE: Given the purpose of medium-density development and the limited land area of the RMD
zone, it is recommended to prevent any further development of new single -household dwellings in
the zone. Existing single-household dwellings may continue to exist and be renovated/expanded.
H. Single-family dwellings. Single-household dwellings existing as of (INSERT ADOPTION DATE
OF THIS ORDINANCE).
NOTE: Stakeholders noted the limitations of 4-unit buildings. Consistent with dimensional updates in
section .050 below, more flexibility with buildings up to 6-units (for multifamily and townhomes) is
recommended to provide more housing capacity. All townhome and multifamily buildings will still
need to meet applicable design standards proposed in this code update.
I. Multi-family dwellings (buildings with sixfour units or less).
J. Townhouses (sixfour attached units or less).
K. Two-family dwellings, or dDuplexes.
NOTE: Cottages are currently allowed in RMD but were not shown in this list of uses before.
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L. Cottage housing.
Footnotes:
--- () ---
Subject to the provisions of Section 17.94.070 PAMC, "Development Standards for Accessory
Residential Units."
17.14.030 – Accessory uses.
A. Garages and carports.
B. Greenhouses, gazebos, storage sheds, and similar accessory structures.
C. Exempted home occupations.
D. Swimming pools and cabanas.
E. Private television satellite reception dishes.
F. Community recreation rooms and laundry rooms.
G. Playground equipment.
H. Manager's office.
I. Other accessory uses determined by the Director of Community and Economic
Development to be compatible with the intent of this chapter.
17.14.040 – Conditional uses.
Conditional uses shallmust comply with the minimum standards in PAMC 17.94.065.
A. Art galleries, museums and aquariums.
B. Assisted living facility.
C. Community centers
D. Hospices.
E. Home occupations.
F. Libraries.
G. Nursing and convalescent homes.
H. Public parks and recreation facilities.
I. Residential care facilities.
J. Utility buildings and structures.
K. Other uses compatible with the intent of this chapter.
17.14.050 – Area, dimensional, and density requirements.
SURVEY RESULTS
[3] RMD & RHD zones: Relax lot & density provisions when coupled with modest design
standards to ensure neighborhood compatibility.
Scoring: 5 = great idea/high priority; 3 = neutral; 1 = very bad idea
Appendix A
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MAKERS architecture and urban design Page 84
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June 9 workshop average score: 3.9
Online SurveyMonkey average score: 4.1
MAKERS recommendation: Proceed with concept.
A. The following area and dimensional requirements apply to all RMD zones:
Table 17.14.050-1
RMD zone area and dimensional requirements.
Measurement Type Limit Reference and Additional Provisions
Minimum lot area 3,500 sf PAMC 17.94.020
PAMC 17.94.030
PAMC 17.94.175
Minimum lot
width/frontage1
40 feet
NOTE: The increase in minimum density is recommended to better follow the medium-density residential
guidance in the Comprehensive Plan, create more distinction from the R7/R9/R11 zones, and encourage a
greater variety and amount of housing options. The maximum density is recommended to be removed
because density is already effectively restricted by the: 35’ height limit; maximum of six attached units in one
building; new residential site and building design standards; parking requirements, and real estate market
conditions.
Density, minimum net 4 units/acre
8 units/acre
Density, maximum net 14 units/acre
Maximum building
height
35 feet 40 feet where all roof forms above 35 feet have a minimum 3:12 roof
pitch
Maximum lot coverage 50%
Maximum site
coverage
75% In locations where stormwater runoff from structures, driveways,
sidewalks, patios, and other surfaces is designed to infiltratemanaged
on-site, according toper the requirements in Chapter 5 of the City of
Port Angeles Urban Services Standards and Guidelines Mmanual
Chapter 5, portions of the project can beis exempt from lot and site
coverage calculations. (Ssee PAMC 17.94.135 for exemptionsmore
information.).
Minimum front
setback2
15 feet PAMC 17.94.075
PAMC 17.94.080
PAMC 17.94.120 Garage entrance
setback
20 feet
Minimum rear setback 15 feet
Minimum side setback3 5 feet
Minimum side setback
(street)
5 feet
Minimum side setback
(alley)
5 feet
Detached Accessory Structure Requirements
Minimum rear setback
for accessory
structures in the rear
one-third of the lot
5 feet
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Table 17.14.050-1
RMD zone area and dimensional requirements.
Measurement Type Limit Reference and Additional Provisions
Minimum side setback
for accessory
structures in the rear
one-third of the lot
5 feet
Maximum building
height4
Not to exceed the
primary structure
building height
A 25% height bonus is available if the detached structure is within the
building envelope required of a principal structure in the zone that
the property is located.
Maximum building
footprint
Not to exceed the
primary structure
building footprint
NOTE: Footnotes #1 and #3 are covered by the new townhouse standards in 17.21.050. Footnote #2
is already covered by the existing yard intrusion standard in 17.94.120. Footnote #4 is moved into
the table above.
1 Townhouses can be the width of the interior units.
2 Porches and covered entries may project up to six feet into the front setback.
3 Townhouses are exempt from side setback standards internal to a development. However,
townhouse shall meet applicable side setback standards for adjacent lots outside of the
development.
4 A 25% height bonus is available if the detached structure is within the building envelope
required of a principal structure in the zone that the property is located.
NOTE: Exception (3) is moved to the table above. We recommend eliminating exceptions (1) and (2);
per staff, few if any developments have taken advantage of this bonus because the density limits are
currently too low to make the exception needed.
B. Exceptions to maximum lot and site coverage:
1. An additional ten percent coverage that enables development to achieve the allowed
maximum density of the RMD zone per 17.14.040.A; or
2. An additional ten percent coverage for development that is reserved as affordable housing.
All applicants seeking bonus impervious surface for inclusion of affordable housing shall
provide a mechanism to ensure that affordable housing remains affordable for the life of
the project. Such mechanism shall be approved by the City Attorney in conjunction with the
Department of Community and Economic Development, and shall be recorded on the land
title; in addition:
3. In locations where stormwater runoff from structures, driveways, sidewalks, patios and
other surfaces is designed to infiltrate on-site, according to the requirements in Chapter 5
of the City of Port Angeles Urban Services Standards and Guidelines manual, portions of the
project can be exempt from lot and site coverage calculations. (See PAMC 17.94.135 for
exemptions.)
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C. Conditional uses. Conditional uses shall comply with the minimum standards in PAMC
17.94.065.
17.14.060 – Off-street parking.
Parking shall be provided as required by Chapter 14.40 of the Port Angeles Municipal Code.
17.14.070 – Signs.
A. Permitted uses. Signs not larger than ten square feet, lighted, but not flashing or
intermittent. One per building.
B. Conditional uses. Size and type as specified in 17.94.065 PAMC.
17.14.080 – Design and landscaping for apartments. Design standards.
See the following code sections for applicable design standards:
1. Accessory dwelling units: PAMC 17.21.020.
2. Cottage housing: PAMC 17.21.030.
3. Duplexes: PAMC 17.21.040.
4. Townhomes: PAMC 17.21.050.
5. Multifamily and commercial design standards: Chapter 17.22 PAMC.
NOTE: Where helpful, some of these existing standards are incorporated into the new design
standards in Chapter 17.22.
A. All designated outdoor storage areas, except for City mechanized refuse collection system
containers, shall be screened from view from public rights-of-way and abutting property by
a vision-obscuring fence six feet in height.
B. All lighting on the site shall be directed away from adjoining residential properties and
public rights-of-way.
C. Unused space that is over 24 square feet in area and results from the design of parking
space arrangements or accessory structures shall be landscaped.
D. All required parking areas shall include tree landscaping of at least two trees, for each
group of six or fewer parking spaces with a minimum of two trees, exclusive of any required
perimeter landscaping. Vegetation within LID facilities may be used to meet landscaping
requirements. The trees shall be of a type approved by the City, and be at least two-inch
caliper at time of planting, and placed in a minimum planting area of 100 square feet. Trees
shall attain a minimum height of at least 20 feet at maturity. Alternatively, landscaping plans
with functionally compatible planters and equivalent vegetative cover may be submitted for
approval by the Director of Community and Economic Development as mitigation for this
requirement when site constraints deem necessary. Refer to 15.20.070.B.6 and
15.20.080.A.4 PAMC for appropriate pruning and vegetation management techniques.
E. All parking lots shall be screened by a three-foot to six-foot vision-obscuring fence or
vegetation on all sides adjacent to residentially zoned property; except that parking lots
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with less than 900 square feet of contiguous area shall be exempt from this subsection E
landscaping requirement.
F. Parking areas shall have interspersed landscaped islands and shall have no more than eight
consecutive parking spaces. Islands with vegetation within LID facilities may be used to
meet landscaping requirements and may exceed maximum eight consecutive spaces.
Underground parking and parking included in a parking structure are excluded from this
requirement.
G. At least 30 percent of the site shall be landscaped with a mixture of ground cover, shrubs,
and trees.
Appendix A
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MAKERS architecture and urban design Page 88
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Chapter 17.15 – RHD – Residential, High Density
17.15.010 – Purpose.
This is a high density residential zone for multi-family dwelling structures. Some nonresidential
uses are allowed in this zone and then only conditionally, because of potential land use impacts
associated with nonresidential uses. This zone provides the basic urban land use pattern for
the City's higher density multi-family residential neighborhoods and are usually located in areas
that are largely developed and closer to the center of the City, and in close proximity to primary
transportation routes.
17.15.020 – Permitted uses.
A. Accessory residential dwelling units.
B. Adult family homes.
C. Apartments (individual units) and apartment buildings.
C. Bed and breakfasts.
D. Child day caresChild care provider.
E. Child care facility.
F. Short term rental.
G. Group living.
H. Multi-family dwellings.
NOTE: Given the purpose of high-density development and the limited land area of the RHD zone, it
is recommended to prevent any further development of new single-household dwellings in the
zone. Existing single-household dwellings may continue to exist and be renovated/expanded.
I. Single-family Dwellings. Single-household dwellings existing as of (INSERT ADOPTION DATE
OF THIS ORDINANCE).
J. Townhouses.
K. Two-family dwellings, or dDuplexes.
NOTE: Cottages are currently allowed in RHD but were not shown in this list of uses before.
L. Cottage housing.
17.15.030 – Accessory uses.
A. Exempted home occupations.
B. Garages and carports.
C. Greenhouses, gazebos, storage sheds, and similar accessory structures.
D. Swimming pools and cabanas.
E. Private television satellite reception dishes.
F. Community recreation rooms and laundry rooms.
Appendix A
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G. Playground equipment.
H. Manager's office.
I. Other accessory uses determined by the Director of Community and Economic
Development to be compatible with the intent of this chapter.
17.15.040 – Conditional uses.
Conditional uses must comply with the minimum standards in PAMC 17.94.065.
A. Art galleries, museums and aquariums.
B. Assisted living facilities.
C. Community center.
D. Funeral homes and mortuaries.
E. Hospices.
F. Home occupations.
G. Libraries.
H. Nursing and convalescent homes.
I. Public parks and recreation facilities.
J. Residential care facilities.
K. Utility buildings and structures.
L. Other uses compatible with the intent of this chapter.
Appendix A
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MAKERS architecture and urban design Page 90
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17.15.050 – Area, dimensional, and density requirements.
SURVEY RESULTS
[3] RMD & RHD zones: Relax lot & density provisions when coupled with modest design
standards to ensure neighborhood compatibility.
Scoring: 5 = great idea/high priority; 3 = neutral; 1 = very bad idea
June 9 workshop average score: 3.9
Online SurveyMonkey average score: 4.1
MAKERS recommendation: Proceed with concept.
A. The following area, dimensional and density requirements apply to all RHD zones:
Table 17.15.050-1
RHD zone area and dimensional requirements.
Measurement Type Limit Reference and Additional Provisions
Minimum lot area n/a PAMC 17.94.020
PAMC 17.94.030
PAMC 17.94.175
Minimum lot
width/frontage1
30 feet
NOTE: The increase in minimum density is recommended to better follow the high-density residential
guidance in the Comprehensive Plan and encourage a greater variety and amount of housing options near
Downtown. The minimum will only apply to larger lots that can feasibly meet the requirement. The maximum
density is recommended to be removed because density is already effectively restricted by the: proposed 45’
height limit; new residential site and building design standards; parking requirements, and real estate market
conditions.
Density, minimum net 10 units/acre
16 units/acre
Applies only to lots with 10,500 square feet or more in area.
Density, maximum net 40 units/acre
Maximum building height 35 45 feet 50 feet where all roof forms above 45 feet have a minimum 3:12
roof pitch
Maximum lot coverage 50%
Maximum site coverage 75%
In locations where stormwater runoff from structures,
driveways, sidewalks, patios, and other surfaces is designed to
infiltratemanaged on-site, according toper the requirements in
Chapter 5 of the City of Port Angeles Urban Services Standards
and Guidelines Mmanual Chapter 5, portions of the project can
be is exempt from lot and site coverage calculations. (Ssee PAMC
17.94.135 for exemptionsmore information.).
Minimum front setback2 15 feet PAMC 17.94.075
PAMC 17.94.080
PAMC 17.94.120
Garage entrance setback 20 feet
Minimum rear setback 15 feet
Minimum side setback3 5 feet
Minimum side setback
(street)
5 feet
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Table 17.15.050-1
RHD zone area and dimensional requirements.
Measurement Type Limit Reference and Additional Provisions
Minimum side setback
(alley)
5 feet
Detached Accessory Structure Requirements
Minimum rear setback for
accessory structures in the
rear one-third of the lot
5 feet
Minimum side setback for
accessory structures in the
rear one-third of the lot
5 feet
Maximum building height4 Not to exceed the
primary structure
building height
A 25% height bonus is available if the detached structure is
within the building envelope required of a principal structure in
the zone that the property is located.
Maximum building
footprint
Not to exceed the
primary structure
building footprint
NOTE: Footnotes #1 and #3 are covered by the new townhouse standards in 17.21.050. Footnote #2
is already covered by the existing yard intrusion standard in 17.94.120. Footnote #4 is moved into
the table above.
1 Townhouses can be the width of the interior units.
2 Porches and covered entries may project up to six feet into the front setback.
3 Townhouses are exempt from side setback standards internal to a development. However,
townhouse shall meet applicable side setback standards for adjacent lots outside of the
development.
4 A 25% height bonus is available if the detached structure is within the building envelope
required of a principal structure in the zone that the property is located.
NOTE: Exception (3) is moved to the table above. We recommend eliminating the need for
exceptions (1) and (2); per staff, few if any developme nts have taken advantage of this bonus
because the density limits are currently too low to make the exception needed.
B. Exceptions to maximum lot and site coverage:
1. An additional ten percent coverage that enables development to achieve the allowed
maximum density of the RHD zone per 17.15.050.A.; or
2. An additional ten percent coverage for development that is reserved as affordable housing.
All applicants seeking bonus impervious surface for inclusion of affordable housing shall
provide a mechanism to ensure that affordable housing remains affordable for the life of
the project. Such mechanism shall be approved by the City Attorney in conjunction with the
Department of Community and Economic Development, and shall be recorded on the land
title; in addition:
3. In locations where stormwater runoff from structures, driveways, sidewalks, patios and
other surfaces is designed to infiltrate on-site, according to the requirements in Chapter 5
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of the City of Port Angeles Urban Services Standards and Guidelines manual, portions of the
project can be exempt from lot and site coverage calculations. (See PAMC 17.94.135 for
exemptions.)
17.15.060 – Off-street parking.
Parking shall be provided as required by Chapter 14.40 of the Port Angeles Municipal Code.
17.15.070 – Signs permitted.
A. Permitted uses: Signs not larger than ten square feet, lighted, but not flashing or
intermittent. One per building.
B. Conditional uses: Size and type as determined by Hearing Examiner.
17.15.080 – Design and landscaping. Design standards.
See the following code sections for applicable design standards:
1. Accessory dwelling units: PAMC 17.21.020.
2. Cottage housing: PAMC 17.21.030.
3. Duplexes: PAMC 17.21.040.
4. Townhomes: PAMC 17.21.050.
5. Multifamily and commercial design standards: Chapter 17.22 PAMC.
NOTE: Where helpful, some of these existing standards are incorporated into the new design
standards in Chapter 17.22.
A. All outdoor storage areas, except for City mechanized refuse collection system containers,
shall be screened from view from public rights-of-way and abutting property by a vision-
obscuring fence six feet in height.
B. All lighting on the site shall be so directed as to reflect away from adjoining residential
properties and public rights-of-way.
C. Unused space that is over 24 square feet and results from the design of parking space
arrangements or accessory structures shall be landscaped.
D. All required parking areas shall include tree landscaping of at least two trees, for each
group of six or fewer parking spaces with a minimum of two trees, exclusive of any required
perimeter landscaping. Vegetation within LID facilities may be used to meet landscaping
requirements. The trees shall be of a type approved by the City, and be at least two-inch
caliper at time of planting, and placed in a minimum planting area of 100 square feet. Trees
shall attain a minimum height of at least 20 feet at maturity. Alternatively, landscaping plans
with functionally compatible planters and equivalent vegetative cover may be submitted for
approval by the Director of Community and Economic Development as mitigation for this
requirement when site constraints deem necessary. Refer to 15.20.070.B.6 and
15.20.080.A.4 PAMC for appropriate pruning and vegetation management techniques .
E. Parking areas shall have interspersed landscaped islands and shall have no more than eight
consecutive parking spaces. Islands with vegetation within LID facilities may be used to
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meet landscaping requirements and may exceed maximum eight consecutive spaces.
Underground parking and parking included in a parking structure are excluded from this
requirement.
F. All parking lots shall be screened by a three-foot to six-foot vision-obscuring fence or
vegetation on all sides adjacent to residentially zoned property.
G. At least 30 percent of the site shall be landscaped with a mixture of ground cover, shrubs
and trees.
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Chapter 17.16 – Cottage Housing Development Overlay
Zone
MAKERS suggests deleting this chapter and completely updating the development and design
standards for cottage housing under a new section 17.21.030.
Primary reasons: (1) there’s no reason that an “overlay zone” is needed for such cottage
development – just clear standards; (2) the max cottage size of 750sf is much too small – most
cottage housing ordinances allow up to 1,200sf; and (3) the maximum 25% density bonus is far too
low to encourage such development – even with larger 1,200sf units, the typical approach is to allow
two cottages for each regular dwelling unit. Since cottages are smaller, they tend to cost
more/square feet and thus the 2 for 1 bonus is necessary to make them economically viable.
17.16.010 Purpose.
This overlay zone is to provide alternative zoning regulations that permit and encourage the
use of small housing design, conservation and protection of natural critical area amenities, and
innovation in residential structure organization to those regulations found in the underlying
zone.
It is intended that a Cottage Housing Development (CHD) will result in a residential
development using non-traditional small housing concepts, such as clustering. A CHD
application may be made for all high and medium density zones as well as RS-7 Zones. The
resulting development shall be done in a manner consonant with the public health, safety and
welfare illustrated in an approved site design that provides all of the components of a fully
developed residential neighborhood, such as open space, circulation choices, pre-determined
building types and locations, natural feature protection and utility services. Clustering will
promote cost savings in infrastructure installation and maintenance by such techniques as
reducing the distance over which utilities, such as water and sewer lines, need to be extended.
Cluster development will provide opportunities for social interaction and walking in open space
areas.
A CHD application may combine land use decisions such as critical areas protection and
boundary line adjustments into a single project review process to encourage timely public
hearings and decisions. A CHD may be used to provide for open space conservation while
allowing housing densities of the underlying zone. The consolidation of permit reviews does not
exempt applicant(s) from meeting the regulations and submitting the fees and applications
normally required for the underlying permit processes. Few nonresidential uses are allowed in
this overlay zone and then only conditionally, because of land use impacts associated with
nonresidential uses.
This overlay zone provides for the opportunity to create self-contained residential
neighborhoods with a pre-determined variety of housing choices and while following a
standard system of existing public streets.
(Ord. 3549 § 1, 1/5/2016)
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17.16.011 Definitions.
A. Common usable space: Area within a CHD that is accessible and usable to all residents of
the development and that is:
1. Land that is unoccupied by buildings or parking areas.
2. Land that is dedicated to communal buildings, structures or facilities, such as laundry
facilities or recreation areas.
3. Land that is dedicated to an open space purpose of the CHD such as preservation of
natural features.
4. Land protected by the Environmentally Sensitive Areas Protection Ordinance (PAMC
Title 15), other than buffer areas, may not be included as common usable open space
for recreational purposes.
5. To be considered common usable space, the area must be usable for specific or multi-
purpose activities, be located on generally level land, be regularly shaped and contain a
minimum of 1,000 square feet.
B. Neighborhood density: The number of dwelling units per acre allowed by the underlying
zone or zones.
C. Cottage Housing Development (CHD): A site-specific development that has been approved
by the City under the provisions of Chapter 17.16 of the Port Angeles Municipal Code.
D. Recreational purpose: An express intent of a space design and development to service a
particular healthful or aesthetic activity.
E. Small housing: The use of small structures (typically smaller than 750 square feet in area)
that may include cottage housing, prefabricated modular units or other designs. All
residential dwelling units must be placed on a suitable foundation and permanently
connected to utilities per the USS&G.
F. Townsite block: A block of 450/500-foot by 300-foot dimension or 2.9 acres as created by
the original platting of the Townsite of Port Angeles.
(Ord. 3549 § 1, 1/5/2016)
17.16.020 Applicability.
CHDs may be established, subject to final approval of a proposal for a specific parcel or parcels
of land in residential districts zoned RS-7, RMD, RHD and PBP. A CHD shall contain a minimum
of 21,000 square feet with densities permitted per the underlying zone or zones per 17.16.060.
(Ord. 3549 § 1, 1/5/2016)
17.16.030 Permitted uses.
Residential building types in a CHD are intended to vary from those permitted in the underlying
zone or zones in that small residential structures of less than 750 square feet are required.
Community structures, including automobile storage, available to all residents may be allowed.
(Ord. 3549 § 1, 1/5/2016)
17.16.031 Conditional uses.
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A. Personal services.
B. Child day care centers and pre-schools.
C. Shared community uses, i.e., garages, storage buildings, public parks, community gardens
and recreation buildings and facilities (sport courts, playground equipment swimming
pools, community buildings w/game rooms or areas for entertaining) community laundries.
D. Home occupations.
E. Group homes, nursing homes, assisted living homes, convalescent homes, residential care
facilities, etc.
(Ord. 3549 § 1, 1/5/2016)
17.16.040 Permitted modifications of land use regulations.
The approval of a CHD may include modifications in the requirements and standards of the
underlying land use regulations of the zone in which the project is located subject to the
limitations of this chapter. Any modification to the requirements and standards of the
underlying zone must be specifically described in the application materials and be thoroughly
reviewed to be included in the final CHD approval. No approval shall include a modification of
an environmentally sensitive area buffer, reduction of standards of PAMC 15.20.070,
15.24.070(3), or of the requirements of the Shoreline Master Program except as provided in
Chapter 173-14 WAC.
(Ord. 3549 § 1, 1/5/2016)
17.16.050 Standards.
The following standards shall apply to all CHDs:
A. All street and utility improvements shall be constructed to urban standards specified by the
City of Port Angeles. Interior streets intended to be dedicated to the City must meet
minimum standards set forth in the City of Port Angeles Urban Standards and Guidelines
Manual.
B. All CHDs shall devote not less than 25 percent of the gross area of the site to common open
space, none of which will be credited in the setback areas required along the exterior
property lines of the CHD. Street rights-of-way, driveways, parking lots and utility structures
shall not be counted as part of the common usable open space. Common open space shall
be maintained as an integral part of the site and may not be segregated as a separate
parcel or parcels unless such parcels are to be owned by a homeowners association.
Community recreation facilities and recreation structures shall be included in calculating the
area devoted to common usable open space.
C. All CHDs shall provide for continuous and perpetual maintenance of common open space,
common recreation facilities, private roads, utilities, parking areas and other similar
development within the boundaries of the CHD in form and manner acceptable to the City.
D. A minimum separation of ten feet shall be provided between all principal buildings and
structures.
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E. A minimum yard or common open space of at least 20 feet in depth shall be provided, as
measured from all public streets. A minimum of ten feet shall be provided from all alleys
and a minimum of seven feet shall be provided for side yards not abutting a street or alley.
F. More than one principal building or structure may be placed on a lot.
G. Boundary line adjustment shall be required for all projects that involve or contemplate the
reorganization of property lines. Individual residential units in a CHD may be sold to
separate owners using the binding site plan method of land segregation. Individual
ownership of small residential structures shall include a percentage ownership in
community or common use areas or structures. No further subdivision of land within the
CHD will be permitted unless a formal amendment to the CHD is approved. Individual
housing sites may be created that are smaller than that allowed by the underlying zone.
H. Conditional use permits shall be required for all projects that involve or contemplate
conditional uses that may be allowed in the underlying zone(s). In addition to the
conditional uses allowed in the underlying zone(s), neighborhood commercial and
commercial recreational uses may be considered for conditional use permit(s) during the
CHD approval process. No further conditional use permits except home occupations, will be
permitted within the CHD unless a formal amendment to the CHD is approved.
I. For any underlying land use regulatory process that is consolidated through the CHD
overlay process, the criteria and development standards of that underlying land use
process shall be met. Any subsequent land use decision made pursuant to an underlying
land use regulatory process shall also require a formal amendment to the CHD.
J. To encourage design flexibility, conservation of natural amenities, and housing innovations
that result in a residential environment not allowed by traditional subdivisions, site planning
and architectural review shall address specific criteria required of all development in a CHD.
Where applicable, the design of CHDs shall accomplish the following to the greatest extent
possible:
1. Preserve unique physical features of the site including, but not limited to, creeks,
wetlands, ravines, bluffs, lakes or ponds, shorelines, and forest areas consistent with
sections 15.20 and 15.24 PAMC;
2. Enhance stormwater management by reducing building footprints;
3. Encourage more walkable communities by providing complete streets and
interconnecting pedestrian corridors; and
4. The design of all open space areas and building structures shall be compatible with and
complementary to the environment in which they are placed.
K. Parking requirements may be reduced below the two spaces per dwelling unit only when
specific covenants or restrictions limit vehicle ownership to one vehicle per residential unit.
l. All CHDs shall comply with the goals and policies of the Port Angeles Comprehensive Plan.
(Ord. 3549 § 1, 1/5/2016)
17.16.060 Density.
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A. Every CHD shall be allowed the gross density of the underlying zone or zones in which the
site is located on the portions of the site exclusive of environmentally sensitive areas. The
gross density of the development may be entirely located on a single tax parcel to facilitate
clustering of structures.
B. Density credits for environmentally sensitive areas protected by Title 15 PAMC shall be
allowed in addition to the base density calculated for the buildable area of the site per
subsection 15.20.070.F and subsection 15.24.070.F.
C. Density bonus of up to 25 percent of the maximum number of dwelling units in the cluster
development if the percent of density bonus is no greater than the percent of the gross
area of the cluster development that is:
1. Set aside as and conveyed as common open space to the City of Port Angeles and
accepted by it for park, open space, or other specified use or uses, in a form approved
by the City. The percentage of density bonus may be no greater than the percent of the
gross area of the cluster that is set aside and conveyed as common open space and
accessible to the public.
2. Set aside to a nonprofit organization whose principal purpose is the conservation of
open space, to a corporation or trust owned by the owners of lots or dwelling units
within the CHD, or to owners of shares within a cooperative development. If such a
corporation or trust is used, ownership shall pass with the conveyances of the lots or
dwelling units. The conveyance shall be approved by the Hearing Examiner and shall be
in a form approved by the City of Port Angeles Attorney.
3. In any case, where the common open space in a residential cluster development is
conveyed pursuant to above, a deed restriction enforceable by the City shall be
recorded that provides that the common open space shall be kept in the authorized
conditions(s) and not be developed for principal uses, accessory uses, parking or
roadways.
4. Density bonus may be approved up to 25 percent of the maximum number of dwelling
units in the cluster development for use of small homes (<750 square feet), reduced
parking requirement for small homes, tight clustering (keeping small homes close
together), shared use facilities, i.e., laundry, recreation, vehicle storage, etc. The
percentage of density bonus is no greater than the percent of the gross area of the
cluster development that is dedicated to use by residents of the cluster development.
(Ord. 3549 § 1, 1/5/2016)
17.16.070 Procedure for approval.
The procedure for approval of a CHD shall be composed of three steps:
A. Conceptual plan submittal and neighborhood meeting. This step occurs before an
application is accepted as complete by the City;
B. Public hearing on the development plan and, if applicable, the preliminary plat and other
permit actions by the Hearings Examiner;
C. Approval by the Hearings Examiner on the final development plan and plat.
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(Ord. 3549 § 1, 1/5/2016)
17.16.080 Pre-application review.
Prior to applying for a CHD, a developer shall submit a conceptual plan to the Department of
Community and Economic Development (DCED). The conceptual plan will be reviewed for its
general compliance with the intent, standards and provisions of this chapter and other City
ordinances by the appropriate departments of the City, and written comments in regard to the
plan will be furnished to the developer. The conceptual plan shall contain in sketch form all of
the information required in subsections 17.16.090.E and G.
After the conceptual plan review and prior to accepting a CHD application, the City shall require
a neighborhood meeting. The neighborhood meeting shall be organized and sponsored by the
project proponent. Neighbors within 300 feet of the proposed location shall be included in
notification of the meeting. The purpose of the meeting will be to solicit information regarding
design alternatives to minimize any adverse impacts from the CHD and to alleviate community
concerns.
(Ord. 3549 § 1, 1/5/2016)
17.16.090 Application procedure.
Prior to applying for a CHD, a developer shall submit a concept plan to the Department of
Community and Economic Development (DCED). The concept plan will be reviewed for its
general compliance with the intent, standards and provisions of this chapter and other City
ordinances by the appropriate departments of the City, and written comments in regard to the
plan will be furnished to the developer.
The application for a CHD shall contain the following:
A. The name, location and legal description of the proposed development, together with the
names, addresses and telephone numbers of the recorded owners of the land and of the
applicant and, if applicable, the names, addresses and telephone numbers of any land
surveyor, architect, planner, designer or engineer responsible for the preparation of the
plan, and of any authorized representative of the applicant.
B. A narrative explaining the proposed organization of the land and building, including the
proposed number of dwelling units and their size and arrangement on the site, proposed
common use structures, information on any special site features, conditions of which
cannot be adequately shown on drawings; and an explanation of proposed covenants,
continuous maintenance provisions, and/or homeowners association for the project.
C. A survey of the property showing features, including contours at five-foot intervals, existing
buildings or structures, streets, existing utilities and easements, rights-of-way,
environmentally sensitive areas, and other existing land uses.
D. A vegetation survey of the property by either: (a) an aerial photograph of the property in a
scale acceptable to the City, that identifies significant groupings of trees and unusual or fine
specimens of their species; or (b) a survey of all trees over eight inches in trunk diameter
measured at 4½ feet above the ground; as determined by the Director of DCED, in those
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areas where improvements are proposed. General wooded areas where no improvements
are proposed will require a vegetation survey containing the following elements:
1. A mapping of the extent of the wooded areas with survey of perimeter trees only.
2. A narrative regarding the types (species) and condition of the trees and under-story in
the wooded area.
3. Identification of trees that are unusual or fine specimens of their species.
4. In general wooded areas where minor improvements are proposed, a survey of trees
over eight inches in trunk diameter measured at 4½ feet above the ground will be
required to a reasonable distance around the improvements.
5. Where individual or groups of trees are proposed to remain, a critical root protection
zone shall be established. The CRPZ shall extend 1.5 feet for each one inch of trunk
diameter of the individual tree or from the trees forming the outer perimeter of a group
of trees.
E. Preliminary site plans showing existing and proposed contours at five-foot intervals,
location and dimensions of proposed buildings, open space, recreation areas, parking
areas, circulation, landscape areas, subdivision platting and general arrangement.
F. Detailed site statistics including, but not limited to:
1. Total site area in both acres and square feet;
2. Site coverage expressed in square feet and percentage of:
a. Total footprint area of buildings for:
i. Residential structures;
ii. Nonresidential structures.
b. Roadway and sidewalk paved surfaces;
c. Parking lot areas;
d. Any areas paved with permeable paving systems.
3. Total area in lots;
4. Common open space areas;
5. Number and location of off-street parking spaces;
6. Number of residential units proposed;
7. Total number of lots being created;
8. Density of site expressed as residential units per acre.
G. A preliminary plat, if applicable, pursuant to Chapter 58.17 RCW and Chapters 16.04 and
16.08 PAMC.
H. If a developer elects to obtain additional density credits, the site plan application shall
contain specific information relating to the additional density credit criteria of sections
15.20.070 and 15.24.070.
I. Preliminary elevation and perspective drawings of project structures and individual building
footprints.
J. A preliminary utilities plan, including fire hydrant locations.
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K. A preliminary storm drainage plan with calculation of impervious areas.
L. A circulation plan showing all means of vehicular and pedestrian ingress and egress to and
from the site; size and location of driveways, streets, sidewalks, trails; and off-street parking
spaces. Any new traffic control devices required for the safety of the project must be shown.
M. Mailing labels of property owners within 300 feet of the proposed project pursuant to
section 17.96.140 PAMC.
(Ord. 3549 § 1, 1/5/2016)
17.16.100 Routing and staff recommendations.
Upon receipt of an application satisfying the requirements of section 17.16.090, the
Department of Community and Economic Development (DCED) shall route the same to all
appropriate City departments. Each department shall return recommendations and comments
regarding the application to DCED. The Planning Division shall prepare a report to the Hearings
Examiner summarizing the factors involved, the recommendations of other departments and
the DCED including findings and conclusions. A copy of the report shall be mailed to the
applicant and copies shall be made available, at cost, for use by any interested party.
(Ord. 3549 § 1, 1/5/2016)
17.16.110 Hearing Examiner public hearing—Scheduling and notice.
Upon receipt of an application satisfying the requirements of section 17.16.090, the DCED shall
schedule a public hearing before the Hearing Examiner. Public notice shall be given as provided
in section 17.96.140.
(Ord. 3549 § 1, 1/5/2016)
17.16.120 Hearing Examiner decision—Preliminary development plans.
Prior to making a final decision on an application for a CHD, the Hearings Examiner shall hold a
public hearing. The Hearing Examiner's decision of approval, denial, or approval with
modifications or conditions, shall be made in written form based upon compliance with section
17.16.050 and the following criteria:
A. The proposed development will comply with the policies of the comprehensive plan and
further attainment of the objectives and goals of the comprehensive plan.
B. The proposed development will, through the improved utilization of open space, natural
topography, transitional housing densities and integrated circulation systems, create a
residential environment of higher quality than that normally achieved by traditional
development of a subdivision.
C. The proposed development will be compatible with adjacent, existing and future
developments.
D. All necessary municipal utilities, services and facilities, existing and proposed, are adequate
to serve the proposed development.
E. Buildings and structures are adequately grouped so at least 25 percent of the total areas of
the site is set aside as common open space. To the greatest degree practicable, common
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open space shall be designated as a single block and not divided into unconnected small
parcels located in various parts of the development.
F. The site plan establishes, where applicable, an upland buffer of vegetation as required for
environmentally sensitive areas per PAMC 15.20 and 15.24.
G. Pedestrians can easily access common open space.
H. Internal streets serving the proposed development are adequate to serve anticipated traffic
levels and the street system of the proposed development is functionally connected by an
improved collector street to at least one improved arterial street.
I. If the development is planned to occur in phases, each phase shall meet the requirements
of a complete development.
(Ord. 3549 § 1, 1/5/2016)
17.16.140 Final approval of Cottage Housing Development (CHD).
Final approval of a CHD that involves subdivision of the underlying property shall be submitted
within five years of preliminary CHD approval. An application for final review of a CHD that does
not involve a subdivision of the underlying property shall be submitted within two years of the
preliminary development plan approval; provided that for phased CHD's, each phase shall have
an additional one-year period for final approval; and provided further that an applicant may
apply to the Hearing Examiner, and the Hearing Examiner may approve, one or more one-year
extensions as the Hearing Examiner may deem appropriate. The site must be under one
ownership prior to final approval by the DCED, and the application for final approval must be
made by the owners of the entire site. The application shall include the following:
A. A title report showing record ownership of the parcel or parcels upon which the CHD is to
be developed.
B. Adequate assurance for the retention and continued maintenance of common open space,
recreation facilities and structures. If development is to be done in phases, each phase must
meet the requirements of this section.
C. Adequate assurance for the retention and continued maintenance of environmentally
sensitive areas and their buffers. If development is to be done in phases, each phase must
meet the requirement of this section.
D. Final development plans that shall be in compliance with the approved preliminary
development plans.
E. The final plat, if applicable, pursuant to Chapter 58.17 RCW and Chapters 16.04 and 16.08
PAMC.
F. Development schedule.
G. Bond or other form of security acceptable to the City in a sufficient amount to complete the
project or submitted phase, as determined by the City.
H. Covenants, conditions and restrictions and/or homeowners' association agreement.
(Ord. 3549 § 1, 1/5/2016)
17.16.170 Building permits.
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The Building Division shall issue building permits for buildings and structures that conform with
the approved development plans for the CHD. The Community and Economic Development
Department will require conformity with all other applicable City and state ordinances and
regulations. The Community and Economic Development Department shall issue a certificate of
occupancy for completed nonresidential buildings or structures that conform to requirements
of the approved development plans and all other applicable City and state ordinances and
regulations for such occupancies. The construction and development of all common open
spaces, including recreational facilities, and other public improvements of each project phase
must be completed before any certificates of occupancy will be issued except when bonds or
other acceptable forms of security are deposited assuring the completion of such facilities
within six months of approval of final CHD.
(Ord. 3549 § 1, 1/5/2016)
17.16.180 Modifications of hearing examiner approval.
The Hearing Examiner's approval shall be binding upon the development. Design variations
from the plan must be submitted to the Hearing Examiner for approval and amendment of the
ordinance, except for minor changes, as follows:
A. The DCED is authorized to allow minor adjustments in the development schedule, location,
placement, height or dimension of buildings and structures, not to exceed an alteration of
ten percent in height or ten feet in any other direction, when such minor changes and
alterations are required by engineering and other circumstances not foreseen or
reasonably foreseeable at the time of approval of the final development plans; except that
such adjustments shall not:
• Increase the total amount of floor space authorized in the approved final CHD, or the
number of dwelling units or density; or
• Decrease the amount of parking or loading facilities; or
• Permit buildings to locate closer to the closest boundary line; or
• Decrease the amount of open space; or
• Change any points of ingress or egress to the site; or
• Extend the development schedule for not more than 12 months.
(Ord. 3549 § 1, 1/5/2016)
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CHAPTER 17.20 - CO - COMMERCIAL, OFFICE
NOTE: Commercial zone standards are consolidated in the new Chapter 17.20.
17.20.010 - Purpose.
This is a commercial zone intended for those business, office, administrative or professional
uses that do not involve the retail sale of goods, but rather provide a service to clients, the
provision of which does not create high traffic volumes, involve extended hours of operation, or
contain impacts that would be detrimental to adjacent residential areas. Commercial uses that
are largely devoid of any impacts detrimental to single-family residential uses are allowed. This
zone provides the basic urban land use pattern for small lot, transitional uses between
residential neighborhoods and commercial zones with direct access on an arterial street and
design standards compatible with residential development.
17.20.040 - Permitted uses.
A. General commercial uses:
1. Financial services offices, such as banks, financial institutions, insurance and real estate
service offices.
2. Personal service facilities, such as barber and beauty shops.
3. Business and professional offices.
4. Chemical dependency treatment and detoxification centers.
5. Child day-cares.
6. Medical/dental clinics and offices and laboratories.
7. Small animal veterinary offices.
8. Hospitals.
B. Residential:
1. All residential uses permitted in the RMD zone.
17.20.080 - Accessory uses.
1. All accessory uses permitted in the RMD zone.
2. Other accessory uses determined by the Director of Community and Economic
Development to be compatible with the intent of this chapter are permitted.
17.20.160 - Conditional uses.
A. Art galleries, museums and aquariums.
B. Assisted living facilities and residential care facilities.
C. Business colleges, trade schools, and personal instruction such as music, art, and dance
schools.
D. Short term rental.
E. Medical supply stores.
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F. Community centers.
G. Hospices.
H. Libraries.
I. Hotels, motels and hostels.
J. Nursing and convalescent homes.
K. Off-street parking structures and lots not associated with a permitted use on the same site.
L. Public parks and recreation facilities.
M. Utility buildings and structures.
N. Funeral homes and mortuaries.
O. Other uses compatible with the intent of this chapter.
17.20.200 - Area and dimensional requirements.
A. The following area and dimensional requirements apply to all C-O zones:
Table 17.20.200-1: Area and Dimensional Requirements
Measurement Type Limit
Minimum lot area 3,000 sf
Minimum lot width/frontage 1 40 feet
Maximum building height 30 feet
Maximum lot coverage 50%
Maximum site coverage 75%
Minimum front setback 2 15 feet
Garage entrance setback 20 feet
Minimum rear setback 15 feet
Minimum side setback 3 5 feet
Minimum side setback (street) 5 feet
Minimum side setback (alley) 5 feet
Detached Accessory Structure Requirements
Minimum rear setback for accessory structures in the rear one-third of the
lot 5 feet
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Minimum side setback for accessory structures in the rear one-third of the
lot 5 feet
Maximum building height 4 Not to exceed the primary
structure building height
Maximum building footprint
Not to exceed the primary
structure building
footprint
1 Townhouses can be the width of the interior units.
2 Porches and covered entries may project up to six feet into the front setback.
3 Townhouses are exempt from side setback standards internal to a development. However,
townhouse shall meet applicable side setback standards for adjacent lots outside of the
development.
4 A 25% height bonus is available if the detached structure is within the building envelope
required of a principal structure in the zone that the property is located.
B. In locations where stormwater runoff from structures, driveways, sidewalks, patios and
other surfaces is designed to infiltrate on-site, according to the requirements in Chapter 5 of
the City of Port Angeles Urban Services Standards and Guidelines manual, portions of the
project can be exempt from lot and site coverage calculations. (See PAMC 17.94.135 for
exemptions.)
17.20.210 - Off-street parking.
(See Chapter 14.40 PAMC.)
17.20.230 - Design and landscaping.
A. All outdoor storage areas, except for City mechanized refuse collection system containers,
shall be screened from public rights-of-way and abutting property by a vision-obscuring fence
six feet in height.
B. All lighting on the site shall be so directed as to reflect away from adjoining property and
public rights-of-way.
C. A five-foot sidewalk accompanied by a minimum five-foot landscape strip shall be required
within the right-of-way adjacent to the front property line as well as adjoining arterial corridors.
D. The side yard abutting a residentially zoned lot shall be landscaped in a manner that is
complementary or similar to residential landscaping. In other words, such landscaping shall be
complementary or similar to shrubs of three-foot to six-foot mature height interspersed with
evergreen and/or deciduous and/or ornamental trees. Five feet of the rear yard setback area
abutting a residentially zoned lot shall be landscaped in a similar manner.
E. The unused space resulting from the design of parking space arrangements or accessory
structures which is over 24 square feet shall be landscaped.
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F. All landscaping shall comply with the vision clearance requirements of section 17.94.090
PAMC.
G. All nonresidential structures shall be designed to be compatible with the residential
environment.
H. All required parking areas shall include tree landscaping of at least two trees, for each
group of six or fewer parking spaces with a minimum of two trees, exclusive of any required
perimeter landscaping. Vegetation within LID facilities may be used to meet landscaping
requirements. The trees shall be of a type approved by the City, and be at least two-inch caliper
at time of planting, and placed in a minimum planting area of 100 square feet. Trees shall attain
a minimum height of at least 20 feet at maturity. Alternatively, landscaping plans with
functionally compatible planters and equivalent vegetative cover may be submitted for
approval by the Director of Community and Economic Development as mitigation for this
requirement when site constraints deem necessary. Refer to 15.20.070.B.6 and 15.20.080.A.4
PAMC for appropriate pruning and vegetation management techniques.
I. Parking areas shall have interspersed landscaped islands. Islands with vegetation within LID
facilities may be used to meet landscaping requirements. Underground parking and parking
included in a parking structure are excluded from this requirement.
J. All parking lots shall be screened by three-foot to six-foot vision obscuring fence or
vegetation on the sides adjacent to residentially zoned property.
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CHAPTER 17.21 - CN - COMMERCIAL, NEIGHBORHOOD
NOTE: Commercial zone standards are consolidated in the new Chapter 17.20.
17.21.010 - Purpose.
This is a commercial zone intended to create and preserve areas for businesses that are of the
type providing goods and services for the day-to-day needs of the surrounding residential
neighborhoods. Businesses in this zone shall occur on sites no larger than one acre and shall be
located and designed to encourage both pedestrian and vehicle access and to be compatible
with adjacent residential neighborhoods. Commercial uses that are largely devoid of any
impacts detrimental to multi-family residential uses are allowed. This zone provides for variety
in the urban land use pattern for small commercial districts serving individual residential
neighborhoods with direct access on an arterial street and design standards compatible with
residential development. Mixed use buildings are encouraged in this zone.
17.21.040 - Permitted uses.
A. Apartments. When located on the second or subsequent floor of a building, or basement
floor, or located on the ground floor within a detached accessory structure that is on a lot with
principal nonresidential uses in operation.
B. Apartment buildings.
C. Art galleries, and museums and aquariums.
D. Artisan manufacturing. When located on the ground floor, a high volume, pedestrian-
oriented use adjoining the building's entrance on a street is required.
E. Assisted living and residential care facilities.
F. Business colleges; music, art, and dance schools.
G. Banks, financial institutions, insurance and real estate services offices.
H. Business and professional offices.
I. Child daycares.
J. Community centers.
K. Drug stores, pharmacies.
L. Short-term rental.
M. Food and beverage establishments, such as restaurants and cafeterias.
N. Food item retail sales, such as bakery shops, delicatessens and grocery stores.
O. Libraries.
P. Medical/dental offices and clinics and laboratories.
Q. Medical supply stores.
R. Multi-family housing.
S. Nursing and convalescent homes.
T. Personal service facilities, such as barber and beauty shops.
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U. Public parks and recreation facilities.
V. Repair services, such as appliance repair, shoe repair and TV and stereo repair services.
W. Self-service laundries.
X. Specialty shops such as gift, florist, hobby, antique, candy, ice cream, movie rental, bicycle,
book, computer, toy, and retail pet stores.
Y. Small animal veterinary offices.
17.21.050 - Accessory uses.
Accessory uses determined by the Director of Community and Economic Development to be
compatible with the intent of this chapter are permitted.
17.21.160 - Conditional uses.
A. Fire stations.
B. Frozen food or cold storage lockers.
C. Funeral homes and mortuaries.
D. Gasoline service islands, accessory to convenience or grocery store.
E. Hotels, motels and hostels.
F. Off-street parking structures and lots.
G. Self-service car washes.
H. Clubs and lodges.
I. Utility buildings and structures.
J. Other uses compatible with the intent of this chapter.
17.21.200 - Area and dimensional requirements.
A. The following area and dimensional requirements apply to all CN zones:
Table 17.21.200-1: Area and Dimensional Requirements
Measurement Type Limit
Minimum lot area 5,000 sf
Minimum lot width/frontage 50 feet
Maximum building height 35 feet
Maximum lot coverage 50%
Maximum site coverage 80%
Minimum front setback
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Garage entrance setback
15 feet from any alley or
adjacent residential zone Minimum rear setback
Minimum side setback
Minimum side setback (street) n/a
Minimum side setback (alley) 15 feet
Detached Accessory Structure Requirements
Minimum rear setback for accessory structures in the rear one-third of the
lot 15 feet from any alley or
adjacent residential zone Minimum side setback for accessory structures in the rear one-third of the
lot
Maximum building height 1 Not to exceed the primary
structure building height
Maximum building footprint
Not to exceed the primary
structure building
footprint
1 A 25% height bonus is available if the detached structure is within the building envelope
required of a principal structure in the zone that the property is located.
B. In locations where stormwater runoff from structures, driveways, sidewalks, patios and
other surfaces is designed to infiltrate on-site, according to the requirements in Chapter 5 of
the City of Port Angeles Urban Services Standards and Guidelines Manual, portions of the
project can be exempt from lot and site coverage calculations. (See PAMC 17.94.135 for
exemptions.)
17.21.210 - Off-street parking.
See Chapter 14.40 PAMC.
17.21.230 - Design and landscaping.
A. All outdoor storage areas, except City mechanized refuse collection system containers,
shall be screened from view from public rights-of-way and abutting property by a sight-
obscuring fence six feet in height.
B. All lighting on the site shall be so directed as to reflect away from adjoining non-
commercial property and public rights-of-way.
C. A five-foot sidewalk accompanied by a minimum five-foot landscape strip shall be required
within the right-of-way adjacent to the front property line as well as adjoining arterial corridors.
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D. The side yard abutting a residentially zoned lot shall be landscaped in a manner that is
complementary or similar to residential landscaping. In other words, such landscaping shall be
complementary or similar to shrubs of three-foot to six-foot mature height interspersed with
evergreen, deciduous and/or ornamental trees. Five feet of the rear yard setback area abutting
a residentially zoned lot shall be landscaped in a similar manner.
E. Unused space that is over 24 square feet and that results from the design of parking space
arrangements or accessory structures shall be landscaped.
F. All required parking areas shall include tree landscaping of at least two trees for each
group of six or fewer parking spaces with a minimum of two trees, exclusive of any required
perimeter landscaping. Vegetation within LID facilities may be used to meet landscaping
requirements. The trees shall be of a type approved by the City, and be at least two-inch caliper
at time of planting, and placed in a minimum planting area of 100 square feet. Trees shall attain
a minimum height of at least 20 feet at maturity. Alternatively, landscaping plans with
functionally compatible planters and equivalent vegetative cover may be submitted for
approval by the Director of Community and Economic Development as mitigation for this
requirement when site constraints deem necessary. Refer to 15.20.070.B.6 and 15.20.080.A.4
PAMC for appropriate pruning and vegetation management techniques.
G. Parking areas shall have interspersed landscaped islands and shall have no more than
eight consecutive parking spaces. Islands with vegetation within LID facilities may be used to
meet landscaping requirements and may exceed maximum eight consecutive spaces.
Underground parking and parking included in a parking structure are excluded from this
requirement.
H. All parking lots shall be screened by three-foot to six-foot vision-obscuring fence or
vegetation on all sides adjacent to residentially zoned property.
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CHAPTER 17.22 - CSD - COMMUNITY SHOPPING DISTRICT
NOTE: Commercial zone standards are consolidated in the new Chapter 17.20.
17.22.010 - Purpose.
This is a commercial zone oriented primarily to those businesses serving the daily needs of the
surrounding residential zones but is slightly less restrictive than the CN Zone and as such
provides a transition area from the most restrictive commercial zones to those of lesser
restrictions. Businesses in this zone may occur on sites of varying sizes and shall be located at
the intersections of arterial streets of sufficient size to satisfy traffic demand and at the
boundaries of neighborhoods so that more than one neighborhood may be served.
Commercial uses that are largely devoid of any impacts detrimental to the environment are
allowed. Service stations with petroleum products are permitted uses. This zone provides the
basic urban land use pattern for large lot, commercial uses serving much of the City with direct
access on an arterial street and design standards for greater automobile and truck traffic.
17.22.040 - Permitted uses.
A. Apartments. When located on the second or subsequent floor of a building, or basement
floor, or located on the ground floor within a detached accessory structure that is on a lot with
principal nonresidential uses in operation.
B. Apartment buildings.
C. Art galleries, museums and aquariums.
D. Artisan manufacturing. When located on the ground floor, a high volume, pedestrian-
oriented use adjoining the building's entrance on a street is required.
E. Short-term rental.
F. Financial services offices, such as banks, financial institutions, insurance and real estate
services offices.
G. Personal service facilities, such as barber and beauty shops.
H. Business colleges, trade schools, and personal instruction, such as music, art, and dance
schools.
I. Business and professional offices.
J. Child daycares.
K. Community centers.
L. Drug stores, pharmacies.
M. Equipment rentals.
N. Food and beverage establishments, such as restaurants, cafeterias, drive-in restaurants,
cocktail lounges and taverns; provided, that drive-in restaurants, restaurants with cocktail
lounges, and taverns that have direct customer access to an alley abutting residentially zoned
property shall be conditional uses.
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O. Food item retail sales, such as bakery shops, delicatessens, grocery stores and
supermarkets.
P. General merchandise sales.
Q. Hardware stores.
R. Household furnishings stores, such as appliance stores, furniture stores, office equipment
stores and stereo stores.
S. Libraries.
T. Medical/dental offices and clinics and laboratories.
U. Medical supply stores.
V. Multi-family housing.
W. Printing, blueprinting, photo developing and reproduction.
X. Public parks and recreation facilities.
Y. Repair services, such as appliance repair, furnishings repair, shoe repair and TV and stereo
repair services.
Z. Self-service laundromats.
AA. Service stations.
BB. Sign shops.
CC. Specialty shops such as gift, florist, hobby, antique, candy, ice cream, movie rental,
bicycle, book, computer, toy, and retail pet stores.
DD. Small animal veterinary offices.
17.22.050 - Accessory uses.
Accessory uses determined by the Director of Community and Economic Development to be
compatible with the intent of this chapter are permitted.
17.22.160 - Conditional uses.
A. Clubs and lodges.
B. Drive-in restaurants, restaurants with cocktail lounges and taverns that have direct
customer access to an alley abutting residentially zoned property.
C. Fire stations.
D. Frozen food or cold storage lockers.
E. Funeral homes and mortuaries.
F. Hotels, motels and hostels.
G. Off-street parking structures and lots.
H. Self-service car washes.
I. Utility buildings and structures.
J. Other uses compatible with the intent of this chapter.
17.22.200 - Area and dimensional requirements.
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A. The following area and dimensional requirements apply to all CSD zones:
Table 17.22.200-1: Area and Dimensional Requirements
Measurement Type Limit
Minimum lot area 1 n/a
Minimum lot width/frontage 50 feet
Maximum building height 35 feet
Maximum lot coverage 50%
Maximum site coverage 80%
Minimum front setback
15 feet from any alley or
adjacent residential zone 2
Garage entrance setback
Minimum rear setback
Minimum side setback
Minimum side setback (street) n/a
Minimum side setback (alley) 15 feet
Detached Accessory Structure Requirements
Minimum rear setback for accessory structures in the rear one-third of the
lot 15 feet from any alley or
adjacent residential zone Minimum side setback for accessory structures in the rear one-third of the
lot
Maximum building height 3 Not to exceed the primary
structure building height
Maximum building footprint
Not to exceed the primary
structure building
footprint
1 All newly created lots shall have a minimum area adequate to provide for required setbacks
and parking.
2 No loading structure or dock with access onto the alley shall be built within 15 feet of an
alley. Driveway access onto an alley shall maintain a vision clearance triangle. The vision
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clearance triangle shall extend ten feet along the alley and 15 feet along the edge of the
driveway, measured from the point of intersection of each side of the driveway and the alley
right-of-way line.
3 A 25% height bonus is available if the detached structure is within the building envelope
required of a principal structure in the zone that the property is located.
17.22.210 - Off-street parking.
See Chapter 14.40 PAMC.
17.22.230 - Design and landscaping.
A. All outdoor storage areas, except City mechanized refuse collection system containers,
shall be screened from view from public rights-of-way and abutting property by a sight-
obscuring fence six feet in height.
B. All lighting on the site shall be so directed as to reflect away from adjoining non-
commercial property and public rights-of-way.
C. A five-foot sidewalk accompanied by a minimum five-foot landscape strip shall be required
within the right-of-way adjacent to the front property line as well as adjoining arterial corridors.
D. The side yard abutting a residentially zoned lot shall be landscaped in a manner that is
complementary or similar to residential landscaping. In other words, such landscaping shall be
complementary or similar to shrubs of three-foot to six-foot mature height interspersed with
evergreen, deciduous and/or ornamental trees. Five feet of the rear yard setback area abutting
a residentially zoned lot shall be landscaped in a similar manner.
E. Unused space that is over 24 square feet and that results from the design of parking space
arrangements or accessory structures shall be landscaped.
F. All required parking areas shall include tree landscaping of at least two trees, for each
group of six or fewer parking spaces with a minimum of two trees, exclusive of any required
perimeter landscaping. Vegetation within LID facilities may be used to meet landscaping
requirements. The trees shall be of a type approved by the City, and be at least two-inch caliper
at time of planting, and placed in a minimum planting area of 100 square feet. Trees shall attain
a minimum height of at least 20 feet at maturity. Alternatively, landscaping plans with
functionally compatible planters and equivalent vegetative cover may be submitted for
approval by the Director of Community and Economic Development as mitigation for this
requirement when site constraints deem necessary. Refer to 15.20.070.B.6 and 15.20.080.A.4
PAMC for appropriate pruning and vegetation management techniques.
G. Parking areas shall have interspersed landscaped islands and shall have no more than
eight consecutive parking spaces. Islands with vegetation within LID facilities may be used to
meet landscaping requirements and may exceed maximum eight consecutive spaces.
Underground parking and parking included in a parking structure are excluded from this
requirement.
H. All parking lots shall be screened by three-foot to six-foot vision-obscuring fence or
vegetation on all sides adjacent to residentially zoned property.
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CHAPTER 17.23 - CA - COMMERCIAL, ARTERIAL
NOTE: Commercial zone standards are consolidated in the new Chapter 17.20.
17.23.010 - Purpose.
This is a commercial zone intended to create and preserve areas for businesses serving the
entire City and needing an arterial location because of the nature of the business or intensity of
traffic generated by the business. Commercial uses that are largely devoid of any impacts
detrimental to the environment are allowed. Service stations with petroleum products and dry
cleaning shops with hazardous materials are permitted uses. This zone provides the basic
urban land use pattern for automobile oriented, commercial uses with direct access on a
principal arterial street and design standards for greater automobile and truck traffic.
17.23.040 - Permitted uses.
A. General commercial uses:
1. Artisan manufacturing. 1 []
2. Auto supply stores, service stations, self-service gas islands, car wash facilities and tire
shops.
3. Building material stores, cabinet shops, glass stores, hardware stores, lumber yards, paint
stores and plumbing supply stores.
4. Conference centers.
5. Drug stores, pharmacies.
6. Short-term rental.
7. Farm equipment stores, garden supply stores, nurseries.
8. Food and beverage establishments, such as cafes, cafeterias, restaurants, take-out lunch
stands, drive-in restaurants, cocktail lounges and taverns; provided that drive-in restaurants,
restaurants with cocktail lounges, and taverns, that have direct customer access to an alley
abutting residentially zoned property, shall be conditional uses.
9. Food item retail sales, such as bakery shops, candy and ice cream stores, delicatessens,
fruit and vegetable stands, grocery stores, liquor stores, meat and fish markets and
supermarkets.
10. General merchandise stores, such as clothing and shoe stores, department stores,
second-hand stores, antique stores, pawn shops, sporting goods stores and variety stores.
11. Household furnishings stores, such as appliance stores, furniture stores, office equipment
stores and stereo stores.
12. Motels, hotels and hostels.
13. Medical supply stores.
14. Dealerships of new and used automobiles, trucks, trailers, motorcycles, recreational
vehicles, tractors, boats, including related sales, leasing and servicing.
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15. Specialty shops, such as gift, florist, hobby, antique, candy, ice cream, movie rental,
bicycle, book, computer, toy, and retail pet stores.
16. Shopping centers, not exceeding 100,000 square feet in building floor area.
B. Services:
1. Art galleries, museums and aquariums.
2. Business colleges, trade schools and personal instruction such as music, art, and dance
schools.
3. Business and professional offices.
4. Chemical dependency treatment and detoxification centers.
5. Child daycares.
6. Commercial recreation establishments and entertainment services, such as bowling alleys,
theaters (movie and others), skating rinks, putt-putt golf courses, climbing walls and arcades.
7. Equipment rental stores.
8. Financial services offices, such as banks, financial institutions, insurance and real estate
services offices.
9. Frozen food or cold storage lockers.
10. Funeral homes and mortuaries.
11. Laundromats, commercial and self-service, dry cleaning shops and tailor shops.
12. Libraries.
13. Medical/dental offices and clinics and laboratories.
14. Personal services facilities, such as barber shops and beauty shops, exercise and reducing
studios and travel agencies.
15. Printing, blueprinting, photo developing and reproduction shops.
16. Public parks and recreation facilities.
17. Repair services shops, such as appliance repair, furnishings repair shops, shoe repair and
TV and stereo repair services.
18. Sign shops.
19. Small animal veterinary offices.
20. Utility buildings and structures.
C. Institutional:
1. Clubs and lodges.
D. Residential:
1. Apartments. When located on the second or subsequent floor of a building, or basement
floor, or located on the ground floor within a detached accessory structure that is on a lot with
principal nonresidential uses in operation.
2. Apartment buildings.
3. Multi-family housing.
E. Transportation and communication:
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1. Conference centers, auditoriums.
2. Ferry, seaplane, airplane, and helicopter facilities.
3. Mass transit terminals.
4. Parcel delivery service terminals.
5. Radio stations, TV stations and newspaper buildings.
6. Vehicular services buildings, such as ambulance service, automotive and truck rentals, and
vehicle maintenance and repair shops, not including auto body and paint shops and auto
engine repair shops.
F. Wholesale:
1. Mini-warehouses, transfer, moving and storage facilities.
2. Warehouse buildings and yards.
3. Wholesale stores.
Footnotes:
--- () ---
For uses located on the ground floor, a high volume, pedestrian-oriented use adjoining the
building's entrance on a street is required.
17.23.080 - Accessory uses.
Accessory uses determined by the Director of Community and Economic Development to be
compatible with the intent of this chapter are permitted.
17.23.160 - Conditional uses.
A. Auto body and paint shops and auto engine repair shops.
B. Drive-in restaurants, restaurants with cocktail lounges and taverns, all of which have direct
customer access to an alley abutting residentially zoned property.
C. Fire stations.
D. Licensed impound yards.
E. Massage parlors, saunas and steam baths, as primary use.
F. Off-premises outdoor advertising signs.
G. Off-street business parking structures and lots.
H. Recreational vehicles, vacation trailers, and campers courts and parks.
I. Salvage and recycling buildings.
J. Shopping centers, exceeding 100,000 square feet in building floor area.
K. Social service agency buildings providing 24-hour residential care.
L. Kennels, provided:
1. Buildings and structures are soundproof.
2. All run areas are surrounded by an eight-foot solid wall or fence.
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3. Animal runs are to be constructed in such a manner that no animal can see another.
M. Other uses compatible with the intent of this chapter.
17.23.200 - Area and dimensional requirements.
A. The following area and dimensional requirements apply to all CA zones:
Table 17.23.200-1: Area and Dimensional Requirements
Measurement Type Limit
Minimum lot area 1 n/a
Minimum lot width/frontage 50 feet
Maximum building height 35 feet
Maximum lot coverage 60%
Maximum site coverage 80%
Minimum front setback n/a
Garage entrance setback n/a
Minimum rear setback 15 feet from any alley or
adjacent residential zone
Minimum side setback 15 feet from any alley or
adjacent residential zone
Minimum side setback (street) n/a
Minimum side setback (alley) 15 feet
Detached Accessory Structure Requirements
Minimum rear setback for accessory structures in the rear one-third of the
lot 15 feet from any alley or
adjacent residential zone Minimum side setback for accessory structures in the rear one-third of the
lot
Maximum building height 2 Not to exceed the primary
structure building height
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Maximum building footprint
Not to exceed the primary
structure building
footprint
1 All newly created lots shall have a minimum area adequate to provide for required setbacks
and parking.
2 A 25% height bonus is available if the detached structure is within the building envelope
required of a principal structure in the zone that the property is located.
17.23.210 - Off-street parking.
See Chapter 14.40 PAMC.
17.23.230 - Design and landscaping.
A. All outdoor storage areas except sanitation receptacles associated with mechanized
collection shall be screened from view from public rights-of-way and abutting property by a
sight-obscuring fence six feet in height.
B. All lighting on the site shall be directed or shaded so as not to shine directly on adjoining
non-commercial property.
C. A five-foot sidewalk accompanied by a minimum five-foot landscape strip shall be required
within the right-of-way adjacent to the front property line as well as adjoining arterial corridors.
D. A visual screen consisting of solid fencing, landscaping, or other materials, shall be
provided in the yard abutting residentially zoned land. Such a screen shall be to a height of six
feet. If landscaping is used, it shall include evergreen shrubs planted to form a hedge that will
reach a height of six feet within three years of the planting date. Such screen shall be
maintained to a maximum height of six feet. Approved vehicle driveways to an alley and
sanitation receptacles associated with mechanized collection shall not be obstructed. Clear
vision triangles shall be maintained.
E. All required parking areas shall include tree landscaping of at least two trees, for each
group of six or fewer parking spaces with a minimum of two trees, exclusive of any required
perimeter landscaping. Vegetation within LID facilities may be used to meet landscaping
requirements. The trees shall be of a type approved by the City, and be at least two-inch caliper
at time of planting, and placed in a minimum planting area of 100 square feet. Trees shall attain
a minimum height of at least 20 feet at maturity. Alternatively, landscaping plans with
functionally compatible planters and equivalent vegetative cover may be submitted for
approval by the Director of Community and Economic Development as mitigation for this
requirement when site constraints deem necessary. Refer to 15.20.070.B.6 and 15.20.080.A.4
PAMC for appropriate pruning and vegetation management techniques.
F. Parking areas shall have interspersed landscaped islands and shall have no more than
eight consecutive parking spaces. Islands with vegetation within LID facilities may be used to
meet landscaping requirements and may exceed maximum eight consecutive spaces.
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Underground parking and parking included in a parking structure are excluded from this
requirement.
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CHAPTER 17.24 - CBD - CENTRAL BUSINESS DISTRICT
NOTE: Commercial zone standards are consolidated in the new Chapter 17.20.
17.24.010 - Purpose.
This is a commercial zone intended to strengthen and preserve the area commonly known as
the downtown for major retail buildings, service, financial, and other commercial operations
that serve the entire community, the regional market, and tourists. It is further the purpose of
this zone to establish standards to improve pedestrian access and amenities and to increase
public enjoyment of the shoreline. Commercial uses that are largely devoid of any impacts
detrimental to the environment are allowed. Gasoline service islands and marine fueling
stations are conditionally permitted uses. This zone provides the basic urban land use pattern
for commercial, mixed use and, pedestrian oriented uses located in the center of the City with
direct access to mass transit services, design standards for compatible commercial
development, and support for public parking and business improvements.
17.24.040 - Shoreline Master Program.
Within 200 feet of ordinary high water, permitted or conditional uses must comply with the
Shoreline Master Program, as adopted and amended by the City.
17.24.041 - Permitted uses.
A. General commercial uses:
1. Artisan manufacturing. 1 []
2. Auto supply stores.
3. Short-term rental.
4. Hardware stores, paint stores and plumbing supply stores.
5. Food and beverage establishments, such as cocktail lounges, cafés, cafeterias, restaurants,
sidewalk cafés (subject to the permit requirements of the Street Use Ordinance No. 2229 as
amended by 2350), take-out lunch stands and taverns.
6. Food item retail sales, such as bakery, candy and ice cream stores, delicatessens, fruit and
vegetable stands, grocery stores, liquor stores, and meat and fish markets.
7. General merchandise stores, such as clothing and shoe stores, department stores, drug
stores, second-hand stores, antique stores, pawn shops, shopping centers (100,000 square feet
or less in building floor area), sporting goods stores and variety stores.
8. Household furnishings stores, such as appliance stores, furniture stores, office equipment
stores and stereo stores.
9. Motels, hotels and hostels.
10. Specialty shops such as gift, florist, hobby, antique, candy, ice cream, movie rental, bicycle,
book, computer, toy, and retail pet stores.
B. Services:
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1. Art galleries, museums and aquariums.
2. Business colleges, trade schools, and personal instruction such as music, art, and dance
schools.
3. Business and professional offices.
4. Business services offices, such as accounting, tax, employment, management consulting,
and printing services.
5. Child daycares.
6. Commercial recreation establishments and entertainment services, such as bowling alleys,
theaters (movie and others), skating rinks, putt-putt golf courses, climbing walls and arcades.
7. Conference centers.
8. Financial services offices, such as banks, financial institutions, insurance and real estate
services offices.
9. Self-service laundries and tailor shops.
10. Libraries.
11. Medical/dental offices and clinics and laboratories.
12. Medical supply stores.
13. Personal services facilities, such as barber and beauty shops, exercise and reducing
studios and travel agencies.
14. Public parks and recreation facilities.
15. Repair services shops, such as appliance repair, furnishing repair, shoe repair, and TV and
stereo repair services.
C. Institutional:
1. Clubs and lodges.
2. Research vessels.
D. Residential:
1. Apartments. When located on the second or subsequent floor of a building, or basement
floor, or located on the ground floor within a detached accessory structure that is on a lot with
principal nonresidential uses in operation.
2. Apartment buildings.
3. Multi-family housing.
E. Transportation and communication:
1. Conference centers, auditoriums.
2. Ferry, seaplane and helicopter facilities.
3. Mass transit terminals and multimodal centers.
4. Off-street business parking structures and lots.
5. Radio stations, TV stations and newspaper buildings.
6. Vehicular rental services facilities, including light trucks, automobiles, motorcycles, mopeds
and bicycles.
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7. Vessel moorage, including marinas and docks for pleasure boats, Coast Guard vessels, and
submarines.
Footnotes:
--- () ---
For uses located on the ground floor, a high volume, pedestrian-oriented use adjoining the
building's entrance on a street is required.
17.24.080 - Accessory uses.
Accessory uses determined by the Director of Community and Economic Development to be
compatible with the intent of this chapter are permitted.
17.24.160 - Conditional uses.
A. Boat sales, marine items and related servicing facilities.
B. Fire stations.
C. Glass stores.
D. Self-service gas islands and gasoline service islands, accessory to convenience or grocery
stores.
E. Social service agency buildings providing 24-hour residential care.
F. Other uses compatible with the intent of this chapter.
17.24.200 - Area and dimensional requirements.
A. The following area and dimensional requirements apply to all CBD Zones:
Table 17.24.200-1: Area and Dimensional Requirements
Measurement Type Limit
Minimum lot area 1 n/a
Minimum lot width/frontage n/a
Maximum building height 2 45 feet
Minimum building height 3 stories/floors 3
Maximum lot coverage n/a
Maximum site coverage n/a
Minimum front setback 4 n/a
Garage entrance setback n/a
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Minimum rear setback Loading structure must be
15 feet from any alley
Minimum side setback 5
10 feet from any alley or
adjacent residential zone Minimum side setback (street)
Minimum side setback (alley)
Detached Accessory Structure Requirements
Minimum rear setback for accessory structures in the rear one-third of the
lot 15 feet from any alley or
adjacent residential zone Minimum side setback for accessory structures in the rear one-third of the
lot
Maximum building height 6 Not to exceed the primary
structure building height
Maximum building footprint
Not to exceed the primary
structure building
footprint
1 All newly created lots shall have a minimum area adequate to provide for required setbacks
and parking.
2 Additional height may be approved through a conditional use permit process that considers
the impacts upon existing views and solar protection, shadow impacts, and factors such as the
height of the bluff south of First Street.
3 All new structures in the CBD shall have a minimum of two functional floors or stories
above adjoining street level.
4 At least 50 percent of the front property line shall be abutted by a building; provided,
however, that for the purposes of this section, a publicly accessible plaza, square, outdoor
dining area, or similar area shall be considered a building.
5 No side yard shall be required when abutting a commercial, green belt, or industrial zoned
lot; except that for ground floor residential structures a seven-foot side yard shall be required.
6 A 25% height bonus is available if the detached structure is within the building envelope
required of a principal structure in the zone that the property is located.
17.24.210 - Off-street parking.
See Chapter 14.40 PAMC.
17.24.220 - Signs.
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Signs shall comply with Chapter 14.36 PAMC.
17.24.230 - Design and landscaping standards.
A. All outdoor storage areas, except those associated with municipal solid waste collection,
shall be screened from public view from public rights-of-way and established marine and
pedestrian routes.
B. At least the first five feet of the ten-foot setback area abutting a residential zone shall be
landscaped. Landscaping shall include shrubs and trees of at least six-foot mature height
capable of forming a visual screen.
C. Drive-in facilities, including accessory uses such as drive-in windows of banks and
restaurants, except for ferry terminals and parking lots and structures, are prohibited.
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Chapter 17.20 – Commercial Zones [NEW]
NOTE: This new chapter implements the form-based code action by streamlining and consolidating
zone-based use and dimensional standards for the Port Angeles commercial zones. Key features of
this chapter include: 1) purpose statements for each zone; 2) compact table of permitted uses; 3)
combined table of dimensional standards; 4) cross-references to applicable design standards and
other important code provisions.
17.20.010 – Chapter purpose.
The purpose of this chapter is to:
A. Establish the uses generally permitted in each zone which are compatible with the purpose
of the zone and other uses allowed within the zone.
B. Promote forms of development that reinforce and/or enhance the desired character of Port
Angeles business districts.
C. Promote compatibility between developments.
D. Minimize environmental impacts of development.
17.20.015 – Commercial zones purpose statements. [from Chapters 17.20-
17.24]
A. Central Business District (CBD). This is a commercial zone intended to strengthen and
preserve the area commonly known as the downtown for major retail buildings, service,
financial, and other commercial operations that serve the entire community, the regional
market, and tourists. It is further the purpose of this zone to establishThis zone has
standards to improve pedestrian access and amenities and to increase public enjoyment of
the shoreline. Commercial uses that are largely devoid of any impacts detrimental to the
environment are allowed. Gasoline service islands and marine fueling stations are
conditionally permitted uses. This zone provides the basic urban land use pattern for
commercial, mixed use and, pedestrian oriented uses located in the center of the City with
direct access to mass transit services, design standards for compatible commercial
development, and support for public parking and business improvements.
B. Commercial, Arterial (CA). This is a commercial zone intended to create and preserve
areas for businesses serving the entire City and needing an arterial location because of the
nature of the business or intensity of traffic generated by the business. Commercial uses
that are largely devoid of any impacts detrimental to the environment are allowed. Service
stations with petroleum products and dry cleaning shops with hazardous materials are
permitted uses. This zone provides the basic urban land use pattern for automobile
oriented, commercial uses with direct access on a principal arterial street and design
standards for greater automobile and truck traffic.
C. Community Shopping District (CSD). This is a commercial zone oriented primarily to those
businesses serving the daily needs of the surrounding residential zones but is slightly less
restrictive than the CN Zone and as such provides a transition area from the most restrictive
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commercial zones to those of lesser restrictions. Businesses in this zone may occur on sites
of varying sizes and shall should be located at the intersections of arterial streets of
sufficient size to satisfy traffic demand and at the boundaries of neighborhoods so that
more than one neighborhood may be served. Commercial uses that are largely devoid of
any impacts detrimental to the environment are allowed. Service stations with petroleum
products are permitted uses. This zone provides the basic urban land use pattern for large
lot, commercial uses serving much of the City with direct access on an arterial street and
design standards for greater automobile and truck traffic.
D. Commercial, Neighborhood (CN). This is a commercial zone intended to create and
preserve areas for businesses that are of the type providing goods and services for the day-
to-day needs of the surrounding residential neighborhoods. Businesses in this zone shall
occur on sites no larger than one acre and shall should be located and designed to
encourage both pedestrian and vehicle access and to be compatible with adjacent
residential neighborhoods. Commercial uses that are largely devoid of any impacts
detrimental to multi-family residential uses are allowed. This zone provides for variety in the
urban land use pattern for small commercial districts serving individual residential
neighborhoods with direct access on an arterial street and design standards compatible
with residential development. Mixed use buildings are encouraged in this zone.
E. Commercial, Office (CO). This is a commercial zone intended for those business, office,
administrative, or professional uses that do not involve the retail sale of goods, but rather
provide a service to clients, the provision of which does not create high traffic volumes,
involve extended hours of operation, or contain impacts that would be detrimental to
adjacent residential areas. Commercial uses that are largely devoid of any impacts
detrimental to single-family household residential uses are allowed. This zone provides the
basic urban land use pattern for small lot, transitional uses between residential
neighborhoods and commercial zones with direct access on an arterial street and design
standards compatible with residential development.
17.20.020 – Permitted uses.
A. Use Categories.
1. In order to regulate uses, categories of uses have been established. Use categories
provide a systematic basis for assigning land uses to appropriate categories with other
similar uses. Use categories classify land uses and activities based on common
functional, product, or physical characteristics.
2. Characteristics include the type and amount of activity, the hours of operation, the type
of customers or residents, how goods or services are sold or delivered, likely impact on
surrounding properties, and site conditions.
3. Where a use category contains a list of included uses, the list is to be considered example
uses, and not all-inclusive. The Director has the responsibility for categorizing all uses.
B. Principal Uses. Allowed principal uses in commercial zones are listed in Table 17.20.020.
Principal uses are grouped into categories of uses.
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C. Accessory Uses. Accessory uses are permitted in conjunction with a permitted principal use
as determined by the Director of Community and Economic Development to be compatible
with the intent of this chapter.
D. Temporary Uses. Temporary uses are allowed as established in PAMC 17.96.075.
E. Shoreline Master Program. Within 200 feet of ordinary high water, permitted or conditional
uses must comply with the Shoreline Master Program, as adopted and amended by the City.
F. Key to the use table.
1. Permitted Use (P). Where the letter “P” appears in the use tables, the subject use is
permitted. Permitted uses are those that do not require discretionary land use approval
permits, but may require building permits, shoreline permits, or other permits required
by Title 14 PAMC.
2. Conditional Use (C). Where the letter “C” appears in the use tables, the subject use is
allowed subject to the conditional use review procedures specified in PAMC 17.94.065.
3. Use Not Permitted ( ). Where no symbol appears in the use tables, the subject use is
prohibited in that zone.
4. Special Use Limitations (X). For uses containing a subscript (X), refer to the code reference
in the right column next to the subscript (X). All applicable requirements govern a use
whether or not they are cross-referenced.
5. Unclassified Uses. Where a proposed use is not classified in the use tables and sections
below, the Director must apply the use provisions of a use most similar in scale and
associated level of impacts. Where the Director finds that there is no such similar use,
the Director must make a determination in writing on whether the use should be
permitted, conditionally permitted, or prohibited, based on the following
considerations: purpose of the applicable zone, the mixture of permitted, conditional,
and prohibited uses, and the scale and projected impacts of the proposed use.
Special criteria in helping to determine whether a use is appropriate for the zone:
a. Consider The purpose of the applicable zone.
b. The mixture of permitted, conditional, and prohibited uses.
c. Tthe scale and type of the use and buildings compared to other permitted uses in
the zone.
bd. Consider Tthe amount, type, and pattern of vehicular traffic anticipated for the use.
ce. Consider tThe expected outdoor uses and activities associated with the use.
df. Consider tThe expected noises, odors, emissions, and unique visual impacts
associated with the use.
e. Any other projected impacts of the proposed use.
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NOTE: The below table format itself is new, but the tracked changes show what is being changed
from the current land use permissions in Port Angeles. Some new use categories are implemented
to consolidate similar uses; for example, Port Angeles currently identifies nearly a dozen types of
retail uses, which are now represented by the simple term “retail sales”.
Table 17.20.020
Principal uses permitted in commercial zones
Principal Use CBD CA CSD CN CO Condition/Reference
Dwelling Units
Single-householdfamily dwelling P
Existing single-household dwelling
(as of the adoption date of this
ordinance)
P P P P
Accessory dwelling unit P P P P PAMC 17.21.020
Cottage housing P (X) P (X) West of G Street only
PAMC 17.21.030
Duplex P PAMC 17.21.040
Townhouse P P P P (X) (X) Maximum 4 6 attached units
PAMC 17.21.050
Multifamily P P P P P Chapter 17.22 PAMC
Supportive Housing
NOTE: New supportive housing terms are being inserted here to comply with a 2021 update to state law.
Social service agency buildings
providing 24-hour residential care
Permanent supportive housing
C C P P C Must be designed as one of the dwelling
unit types permitted in the zone.
Transitional housing P P P C C Must be designed as one of the dwelling
unit types permitted in the zone.
Emergency housing P P C C C
Emergency shelter P P C C C
Group Living
Adult family home P P P P P Must be designed as one of the dwelling
unit types permitted in the zone.
Assisted living facility and residential
care facilities
P P CP
Nursing and convalescent homes
home
P P CP
Hospice C
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Table 17.20.020
Principal uses permitted in commercial zones
Principal Use CBD CA CSD CN CO Condition/Reference
Child Care
Child care provider P P P P P
Child care facility P P P P P
Civic
Clubs and lodges P P C C
Conference centers P P
Libraries, community centers,
museums, aquariums
P P P P C
Fire stations C C C C
Public parks and recreation facilities P P P P CP
Utility buildings and structures P C C C
Industrial
Artisan manufacturing P (X) P P P (X) When located on the ground floor, a high
volume, pedestrian-oriented use
adjoining the building's entrance on a
street is required
(X) Maximum 3,500 gross square feet,
except for breweries and distilleries
Licensed Impound yards C PAMC 17.94.040
Frozen food or Cold storage lockers P C C
Salvage and recycling buildings C PAMC 17.94.040
Mini-warehouses, transfer, moving
and storage facilities
Self-service storage
P
Warehouse buildings and yards
Warehousing
P
Medical
Chemical dependency treatment and
detoxification centers
P P
Hospital P
Medical/dental offices and clinics
and laboratories
Medical offices and laboratories
P P P P P
Office
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Table 17.20.020
Principal uses permitted in commercial zones
Principal Use CBD CA CSD CN CO Condition/Reference
Professional, business, and media
offices
P P P P P
Business colleges, trade schools, and
personal instruction, such as music,
art, and dance schools
Private educational services
P P P P C
Overnight Lodging
Bed and breakfasts P P P P P May be integrated into a single household
dwelling existing as of the (ADOPTED
DATE OF THIS ORDINANCE),
Hotels, motels, and hostels P P C C C
Short-term rental P P P P C
Recreation
Commercial recreation
establishments and entertainment
services Indoor recreation
P P
Indoor theater P P
Recreational vehicles, vacation
trailers, and campers courts and
parks
Recreational camps
C
Retail and Restaurants
Art gallery P P P P C
Food and beverage establishments,
such as cafes, cafeterias, restaurants,
take-out lunch stands, drive-in
restaurants, cocktail lounges and
taverns
P P (X) P (X) P For sidewalk cafes, see Street Use
Ordinance No. 2229 as amended by 2350
(X) Conditional when an alley that provides
customer access abuts residentially
zoned property.
Boat sales C C
Retail sales (by net floor area) Applies to individual business
establishments.
Glass stores are conditional
<10,000 square feet NFA P P P P
10,000-49,999 square feet NFA P P P P
50,000-100,000 square feet NFA P P PC P CUP not required for minor building
additions.
>100,000 square feet NFA P P P
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Table 17.20.020
Principal uses permitted in commercial zones
Principal Use CBD CA CSD CN CO Condition/Reference
Retail sales, heavy P (X) (X) Conditional when over 100,000 square
feet gross net floor area
PAMC 17.94.040
Vehicle sales P
Service
Small animal veterinary
officesAnimal care
P P P P P PAMC 17.20.030(A)
Consumer goods services P P P P
Funeral homes and mortuaries P C C C
Personal care services P P (X) P P P (X) Massage parlors, saunas and steam
baths are conditional
Transportation Services
Automotive service stationand repair P (X) (X) Auto body and paint shops and auto
engine repair shops are conditional.
Car wash P C C
Ferry, seaplane, airplane and
helicopter facilities
P P
Self-service gas islands
Fuel station
C P P C (X) (X) Must be accessory to a convenience or
grocery store
Mass transit terminals center
Transit center
P P P
Off-street parking structures and
lotsParking lots and garages (as a
principle use)
P (X) C C C C (X) Structured parking garages only
Vehicle rental P P
Vessel moorage, marinas, and
research vessels
P (X) (X) Boat service facilities are a conditional
use
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NOTE: Limited supplemental standards are listed in the current code, but we nonetheless
recommend creating a special section for them here. This section may be expanded in the future as
needed.
17.20.030 – Supplemental use standards.
A. Animal care.
NOTE: The following standards replace and expand conditional provisions for kennels in 17.23.160.L
1. No burning of refuse or dead animals is allowed.
2. Only house pets (as defined by Chapter 17.08 PAMC) are allowed on the premises. Also
see the animal keeping provisions of Title 7 PAMC.
3. The portion of the building or structure in which animals are kept or treated must be
mechanically ventilated and soundproofed.
4. Prior to issuance of a building permit, documentation must be provided by a qualified
acoustical consultant, for approval by the Director, verifying that the expected noise to
be emanating from the use complies with the standards set forth in WAC 173-60-040 for
a Class B source property and a Class A receiving property.
5. Outdoor area standards.
a. All outdoor exercise areas and runs must be fenced for the safe confinement of
animals.
b. A minimum of 15-feet wide Type 1 landscaping must be established along any
outside areas used to exercise or walk animals that abuts a ground floor residential
use.
c. No animal may be outdoors between the hours of 11:00 p.m. and 6:00 a.m. except
for relieving bodily functions.
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17.20.040 – Dimensional standards.
SURVEY RESULTS
Scoring (when applicable): 5 = great idea/high priority; 3 = neutral; 1 = very bad idea
[5] Downtown (Central Business District zone): Eliminate minimum height & increase the
maximum height to 7-stories.
June 9 workshop average score: 3.5
Online SurveyMonkey average score: 3.3
[6] Downtown (Central Business District zone): If height limits are increased to 7-stories, how
should such taller buildings be allowed?
5. Allow by right (no special review process needed)
June 9 workshop: 19% / Online SurveyMonkey: 8%
4. Allow by right – provided housing is the primary use (no special review process needed)
June 9 workshop: 19% / Online SurveyMonkey: 12%
3. Allow only with the integration of some affordable housing (% of units & level of affordability TBD)
June 9 workshop: 38% / Online SurveyMonkey: 35%
2. Only with the integration of a public amenity feature (choose from a list)
June 9 workshop: 11% / Online SurveyMonkey: 19%
1. Don’t increase height, retain the current height limit
June 9 workshop: 14% / Online SurveyMonkey: 27%
MAKERS recommendation: Increase CBD zone height limit to 75 feet. Given that by-right increase
scored equally with affordable housing at the June 9 workshop, and because Downtown has few
remaining development opportunities, do not implement a bonus/incentive requirement.
[7] Downtown (Central Business District zone): Allow opportunity for a hotel up to 15-stories
through a conditional use permit.
June 9 workshop average score: 2.8
Online SurveyMonkey average score: 2.5
MAKERS recommendation: Do not implement this concept.
[9] Lincoln Street Area: Increase allowed height in the CSD zone on sites west of Lincoln Street
4. Up to six stories
June 9 workshop: 29% / Online SurveyMonkey: 22%
3. Up to five stories
June 9 workshop: 20% / Online SurveyMonkey: 22%
2. Up to four stories
June 9 workshop: 41% / Online SurveyMonkey: 43%
1. No, retain the current height limit
June 9 workshop: 11% / Online SurveyMonkey: 13%
[10] Lincoln Street Area: If height limits are increased, how should such taller buildings be
allowed?
5. Allow by right (no special review process needed)
June 9 workshop: 15% / Online SurveyMonkey: 13%
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4. Allow by right – provided housing is the primary use (no special review process needed)
June 9 workshop: 20% / Online SurveyMonkey: 9%
3. Allow only with the integration of some affordable housing (% of units & level of affordability TBD)
June 9 workshop: 42% / Online SurveyMonkey: 65%
2. Only with the integration of a public amenity feature (choose from a list)
June 9 workshop: 12% / Online SurveyMonkey: 4%
1. Don’t increase height, retain the current height limit
June 9 workshop: 11% / Online SurveyMonkey: 9%
MAKERS recommendation: Given the score distribution and many development opportunities in the
CSD zone, west of Lincoln Street increase the base height limit to 45 feet and allow up to 65 fe et with
affordable housing bonus.
[13] First/Front Couplet (whole corridor east of Downtown): Increase allowed height
4. Up to six stories
June 9 workshop: 30% / Online SurveyMonkey: 26%
3. Up to five stories
June 9 workshop: 24% / Online SurveyMonkey: 17%
2. Up to four stories
June 9 workshop: 33% / Online SurveyMonkey: 43%
1. No, retain the current height limit
June 9 workshop: 12% / Online SurveyMonkey: 13%
[14] First/Front Couplet (whole corridor east of Downtown): If height limits are increased, how
should such taller buildings be allowed?
5. Allow by right (no special review process needed)
June 9 workshop: 20% / Online SurveyMonkey: 9%
4. Allow by right – provided housing is the primary use (no special review process needed)
June 9 workshop: 29% / Online SurveyMonkey: 13%
3. Allow only with the integration of some affordable housing (% of units & level of affordability TBD)
June 9 workshop: 32% / Online SurveyMonkey: 52%
2. Only with the integration of a public amenity feature (choose from a list)
June 9 workshop: 8% / Online SurveyMonkey: 9%
1. Don’t increase height, retain the current height limit
June 9 workshop: 12% / Online SurveyMonkey: 17%
MAKERS recommendation: Given the score distribution, redevelopment opportunities, and
character of the area, in the CA zone increase the base height limit to 55 feet and allow up to 65 feet
with affordable housing bonus.
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NOTE: The below table format itself is new, but the tracked changes show what is being changed
from the current dimensional standards in Port Angeles.
Table 17.20.040
Commercial zone dimensional standards.
Standard CBD CA CSD CN CO Condition/Reference
Lot Dimensions
Minimum lot area
(square feet)
0 (X) 0 (X) 0 (X) 5,000 3,000 (X) All newly created lots must have a minimum
area adequate to provide for required setbacks
and parking.
See PAMC 17.21.050 for townhouse standards.
Minimum lot width
(feet)
50 50 50 40 (X) (X) Townhouses can be the width of the interior
units.
See PAMC 17.21.050 for townhouse standards.
NOTE: We are suggesting the lot coverage standard be deleted, for the same reasons as the residential zones.
The lot coverage purpose will be better regulated by new block frontage and landscaping standards.
Maximum lot coverage
(percent
60 50 50 40
Maximum site coverage
(percent)
80 (X) 80 (X) 80 (X) 75 (X) (X) Where stormwater runoff from structures,
driveways, sidewalks, patios, and other surfaces
is managed on-site per the requirements of the
Port Angeles Urban Services Standards and
Guidelines Manual Chapter 5, the project is
exempt from the site coverage limit (see PAMC
17.94.135 for more information).
Building Height (feet)
Maximum building
height, base
45
75
35
55
35
45 (X)
35
40
30
45
(X) 35 feet east of Lincoln Street
Maximum building
height, bonus
65 65 (X) (X) Bonus height not available east of Lincoln
Street
PAMC 17.20.070
Minimum building
height
3
stories
Does not apply to civic or over-water uses,
accessory retail structures less than 2,000 square
feet, or existing buildings
Setbacks (feet)
Front setback,
minimum
0 0 0 0 15 See Chapter 17.22 PAMC, Block Frontage
Standards, for other front setback requirements.
PAMC 17.94.120
Front setback, garage
or carport entrance,
minimum
0 0 0 0 20 Applies only to private residential garages and
carports
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Table 17.20.040
Commercial zone dimensional standards.
Standard CBD CA CSD CN CO Condition/Reference
Side street setback,
minimum
0 0 0 0 5
NOTE: The footnote standards for interior side and alley side setbacks have unclear purpose or benefit. We
are showing them in this new table temporarily but propose deleting them to streamline the code.
Interior side setback,
minimum
0-15 (X)
(A)
0-15 (Y) 0-15 (Y) 0-15 (Y) 5-15 (Z) See PAMC 17.22.210 for side and rear yard
setback options and standards
(X) 10’ when abutting an alley or residential zone
(Y) 15’ when abutting an alley or residential zone
(Z) Townhouses are exempt from side setback
standards internal to a development. However,
townhouse must meet applicable side setback
standards for adjacent lots outside of the
development.
(A) 7’ for ground floor residential structures
Minimum side setback
(alley)
10 15 15 15 5
Rear setback, minimum 0 (X) 0 (Y) 0 (X) (Y) 15 15 See PAMC 17.22.210 for side and rear yard
setback options and standards
(X) Loading structures must be 15’ from any alley
(Y) 15’ when abutting an alley or residential zone
Detached Accessory Structure Requirements
Minimum rear setback 0 (X) 0 (X) 0 (X) 0 (X) 5 (X) 15’ from any alley or adjacent residential zone
Minimum side setback
for accessory structures
in the rear one-third of
the lot
0 (X) 0 (X) 0 (X) 0 (X) 5 (X) 15’ from any alley or adjacent residential zone
NOTE: Staff recommend deleting the 25% height bonus for accessory structures in commercial zones. It serves
an unclear purpose and is a loophole for the basic height limits.
Maximum building
height
Not to exceed the primary structure building
height
A 25% height bonus is available if the detached
structure is within the building envelope required
of a principal structure in the zone that the
property is located.
Maximum building
footprint
Not to exceed the primary structure building
footprint
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17.20.050 – Measurements and exceptions.
NOTE: In a future phase of development regulations work we recommend updating and including
more specifics standards for: building height calculations, exceptions, and modifications; and
setback types, measurements, and projections.
See Chapter 17.94 PAMC for the following provisions:
A. Minimum lot area reduction and exceptions.
B. Exception to minimum side yard setback.
C. Permitted intrusions into required yards.
D. Lot coverage exemptions.
E. Exceptions to height requirement.
F. Other deviations, exceptions, variances, and adjustments.
17.20.060 – Other standards.
NOTE: Subsections (A) and (B) below are retained from several references in the old commercial
chapters Chapters 17.20-17.24.
A. Signs. Signs must comply with Chapter 14.36 PAMC.
B. Off-street parking. See Chapter 14.40 PAMC.
C. Design standards. Commercial and multifamily development must comply with Chapter
17.22 PAMC.
D. Landscaping. See Chapter 17.23 PAMC.
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17.20.070 – Building height bonus standards
NOTE: This section explains how the bonus heights in Table 17.20.040 can be achieved. Per the
survey results, the public favored a focus on affordable housing incentives for bonus heights. Doing
any one or combination of the bonus options unlocks the increased height. It is not expected that
many projects will utilize the height bonuses in the short-term, but this is an important program to
help Port Angeles grow with more affordable housing in the coming years.
Other incentives discussed at the public workshops and staff have included public open space,
community meeting rooms, public restrooms, public art, child day care, ground floor retail,
enhanced landscaping, etc. To keep things simple, these options have not been further developed.
A. Purpose. To offer flexibility to allowable height in strategic zones in exchange for affordable
forms of housing or a greater diversity of unit sizes.
B. Applicability.
1. The provisions of this section are optional.
2. The bonus incentive provisions of this chapter apply to zones with height bonuses
established in PAMC 17.20.040.
C. Bonus options. Developments meeting one of the following incentives standards qualify
for the maximum height with bonus as set forth in Table 17.20.040.
NOTE: These first two options are intended to counteract the trend of mid-sized market-rate
apartments which are often exclusively 1-2 bedrooms.
Option 1 leverages the city’s existing multifamily tax exemption (MFTE) program.
Option 2 is intended to build more small studio and 1-bedroom units, which naturally have lower
rents because they are smaller. These are often ideal for workforce housing and singles.
Option 3 is intended to build more 3+ bedroom units, which accommodate roommate
arrangements where costs can be shared and lowered per-person, and also to accommodate a
variety of family types (children, grandparents, space for a nursery or home office, etc.). 3-4
bedroom homes often cannot be found outside of the detached single -family home market.
1. Participation in the 12-year affordable option of the Property Tax Exemptions for Multi-
Family Housing program (Chapter 17.46 PAMC).
2. At least 25 percent of the total dwelling units contain 600 square feet or less of gross
floor area.
3. At least ten-percent of the total dwelling units contain three or more bedrooms.
D. Recording. Prior to building permit issuance, a building height bonus agreement in a form
approved by the Director and City Attorney must be recorded with the Clallam County
Auditor’s office as a covenant running with the land and binding on the applicant, property
owner, assigns, heirs, and successors.
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Chapter 17.21 - Residential Infill Design Standards [NEW]
NOTE: This new chapter is home to the design standards for specific housing types: small lot single-
household; accessory dwelling units; cottage housing; duplexes; and townhomes. These standards
help implement the infill exemption action under the draft section 15.04.105 by ensuring these
housing types are compatible with existing neighborhoods and enjoyable to live in for residents.
17.21.010 – Small lot single-household.
A. Purpose:
1. To provide opportunities for creative, diverse, and high-quality infill development that is
compatible with existing neighborhoods.
2. To promote housing affordability and greater choice by encouraging smaller and more
diverse home sizes in accordance with the Port Angeles Comprehensive Plan.
3. To support more efficient use of urban residential land.
4. To provide usable open space for residents.
5. To de-emphasize garages and driveways as major visual elements along the street.
6. To promote architectural variety that adds visual interest to the street and
neighborhood.
Figure 17.21.010(A)(1)
Small lot single-household examples.
SURVEY RESULTS
[1] R7 zone: Allow smaller single-family lots provided such lots take vehicle access off an alley
(where available) and are designed to ensure neighborhood compatibility.
Scoring: 5 = great idea/high priority; 3 = neutral; 1 = very bad idea
June 9 workshop average score: 3.7
Online SurveyMonkey average score: 4.1
MAKERS recommendation: Proceed with concept.
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B. Driveway access and garage standards.
1. Where small lot single-household dwellings are on lots served by alleys, all garages and
on-site parking must be accessible from the alley. The façade facing the street must be
designed as the front of the dwelling with a primary building entrance.
2. For individual garage or carport units facing an alley, driveways must be designed to
prevent parked cars from protruding into alleys. Such driveways must be either less
than five feet long or longer than 20 feet, measured along the centerline of the
driveway.
C. Entry standards.
1. Clear and obvious pedestrian access between the sidewalk the building entry is required
for new dwellings.
2. All new dwellings must provide a covered pedestrian entry, such as a covered porch or
recessed entry, with minimum weather protection of three-feet by three-feet.
Figure 17.21.010(A)(1)
Small lot entry configuration examples.
D. Minimum useable open space standards.
1. Every home must provide a minimum 100-square feet covered outdoor area at the side
or rear of the dwelling.
2. Every lot must provide a useable open space equivalent to at least ten-percent of the lot
area, with a minimum dimension of 15-feet on all sides of the useable open space. For
example, a 3,500-square feet lot would require a contiguous open space of at least 350
square feet. Porches, patios, and the covered outdoor area required above may be used
to fulfill this requirement provided they are part of an open space that meets the
minimum dimension requirement.
3. If the rear edge of the usable open space is within five feet of an alley, any fence
between the rear edge and the alley must be limited to four feet in height except where
the portion of the fence between four and six feet in height is at least 50 percent
transparent.
4. Driveways do not count in the calculations for usable open space.
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5. LID stormwater BMPs, like rain gardens, may be integrated in up to 25 percent of the
minimum required usable open space area.
6. Additions must not create or increase any nonconformity with this standard.
Figure 17.21.010(A)(1)
Small lot open space examples.
Acceptable Example
Alley loaded lot that uses a zero-lot line configuration that
allows for a wider/consolidated side yard (at least 15 feet
wide) where the adjacent home excludes windows on the
facing wall.
Unacceptable Example
Open space surrounded by this fence is both too narrow
and awkwardly located to be useable
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E. Tree standards. Trees must be integrated into new small lot single-household
developments at the time of occupancy at the rate one tree per lot.
1. Trees may be either coniferous or deciduous.
2. Required trees must not be located in public right-of-way (see Chapter 11.13 PAMC for
street tree standards).
3. See Chapter PAMC 17.22, Landscaping Standards, for related landscaping plans,
installation, and maintenance standards.
NOTE: For context, some communities have the following types of architectural standards which are
not being considered for small-lots in Port Angeles:
Front door visible from the street
Contrasting trim
Recessed windows
Roof overhang
Pitched roof
Exterior materials
Front façade articulation
Façade transparency
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17.21.020 – Accessory dwelling unit (ADU). [17.94.070]
NOTE: These standards are moved from 17.94.070 so that similar housing-type specific regulations
are grouped together in this new chapter.
Updates to ADU regulations recommended to improve their feasibility as an infill housing option
and to streamline the code. For example, the definition of “gross floor area” and the regulations for
setbacks do not need to be repeated here.
A. Purpose. The purpose of an accessory dwelling unit is to:
1. Add affordable units to existing housing and make housing units available to moderate-
income people who might otherwise have difficulty finding homes within the city.
2. Promote the development of additional housing options in residential neighborhoods that
are appropriate for people at a variety of stages of their lives.
3. Provide homeowners with a means of obtaining, through tenants in either the accessory
dwelling unit or the principal residence, rental income, companionship, or security.
4. Protect neighborhood stability, property values, and the character of the neighborhood.
B. Standards. An ADU, in any zone, must comply with the following development standards:
1. Configuration. An ADU may be located either within, attached to, or detached from the a
primary structure housing the a primary single-family household residencedwelling.
2. Density. Only one ADU may be created in conjunction with each single-familyhousehold
residencedwelling. The ADU must be located on the same zoning lot as the single-
familyhousehold residencedwelling.
3. Minimum lot size. An ADU must not be established on any parcel smaller than
3,5005,000 square feet.
4. Maximum unit size. The ADUgross floor area, calculated from finished wall to finished
wall, of an existing structure, an addition, or new detached structure, converted to, or
constructed for the purpose of creating an ADU must not exceed 50 percent of the gross
floor area of the primary single-familyhousehold residencedwelling, not including a
detached garage and/or a detached accessory building, or 600 square feet, whichever is
larger. The unit may not be more than one-bedroom.
5. Setbacks, height, and lot site coverage. ADUs must comply with the site coverage,
height, and setback requirements of the zone. Additions to existing structures, or the
construction of new detached structures, associated with the establishment of an ADU
must not exceed the allowable lot coverage or encroach into required setbacks as
prescribed in the underlying zone.
6. Scale and visual subordination. The ADU must be visually subordinate to the primary
unit. If the ADU is located within an existing residence, there can only be one main
entrance located on the primary street-facing facade of the single-family residential
structure, unless the residence contained additional entrances before the ADU was
proposed. An exception to this regulation is an entrance that does not have access from
the ground, such as an entrance from a balcony or deck. Detached ADU's and entrances
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that do not have access from the ground, such as an entrance from a balcony or deck,
are exempt from this standard.
1. Building height and footprint: If the ADU is detached from the primary single-family
residence, it must abide by the building height and footprint of the particular zone
where the ADU is located.
NOTE: The below addition will eliminate ambiguity that exists with the current language.
7. Parking. The off-street parking requirements set forth in Chapter 14.40 must be
provided or and maintained for the primary residencedwelling. No additional parking is
required for an ADU.
NOTE: The below text deletion DOES NOT eliminate the separate connec tion requirement, but
rather removes an internal code duplication because separate utility connections are still required
by various provisions in Title 13. Numerous stakeholders have noted the separate utility connection
requirement is a barrier to ADU development, and it will be reviewed with the Public Works
Department and the Utilities Advisory Committee in a future code update process.
8. Construction standards. The design and construction of the ADU shall must conform to
all applicable State and City standards in the building, plumbing, electrical, mechanical,
fire, health and any other applicable codes. The ADU shall be served by water and
electrical services that are separate from the primary residential services. A separate
address must be created for the ADU.
Figure 17.20.010(A)
Detached accessory dwelling unit examples.
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17.21.030 – Cottage housing. [Replaces Chapter 17.16]
NOTE: The following standards are proposed to replace the Cottage Housing Development Overlay
Zone (chapter 17.16). First, it is unusual to treat cottage housing as an overlay requiring a special
application, review, and approval process that is different than other housing types, which
introduces competitivity and potential for delays. The maximum cottage size of 750 square feet and
density bonus of 1.25 (25%) are too limiting for economic feasibility and to meet market interest f or
detached housing types. And the current standards lack key details for ensuring the cottage
buildings, common open space, community buildings, landscaping, parking areas, and other
features are designed appropriately to maximize compatibility with existing neighborhoods.
A. Purpose:
1. Provide opportunities for creative, diverse and high-quality infill development that is
compatible with existing neighborhoods.
2. Promote housing affordability and greater choice by encouraging smaller and more
diverse home sizes in accordance with the Port Angeles Comprehensive Plan.
3. Support compatibility with existing neighborhoods by promoting high-quality design.
4. Support more efficient use of urban residential land.
5. Enhance the character of the residential neighborhood.
6. Provide usable open space for residents.
7. Support protection of natural critical area amenities
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Figure 17.21.030(A)(1)
Cottage housing example with key standards.
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Figure 17.21.030(A)(2)
Cottage housing site plan example.
B. Lot size standard. Cottages are exempt from minimum lot area and lot width standards,
provided they comply with density and design standards herein.
C. Density standard. Due to the smaller relative size of cottage units, each cottage may be
counted as one-half a dwelling unit for the purpose of calculating density. For example, a
cluster of six cottages would be equivalent to three dwelling units.
D. Minimum and maximum number of cottages.
1. Cottage housing developments must contain a minimum of three cottages.
2. Three to 12 cottage structures may make up a cluster. There is no limit on the number
of clusters provided all other standards are met.
3. In the R7, RMD, and RHD zones, attached duplex cottages are allowed.
4. Accessory dwelling units are not permitted in cottage housing developments, except as
provided in subsection (K) below.
E. Setbacks and separation standards.
1. The minimum setbacks set forth in Chapters 17.10 through 17.20 PAMC apply to the
development frontage and external side and rear property lines of the entire cottage
development.
2. Individual cottages buildings must be separated from each other by at least six-feet.
Permitted projections into required side setbacks in the zoning chapters (Chapters 17.10
through 17.20 PAMC) apply.
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3. Cottages must be setback at least five-feet from any internal pedestrian path. Permitted
projections into required front setbacks also apply.
4. Cottages must be setback at least ten-feet from any internal access lanes that provide
access to four or more cottages. For access lanes serving less than four cottages, at least
five-feet of separation is required between access lanes and cottages. Permitted
projections into required front setbacks also apply for setbacks to internal access lanes
(see PAMC 17.94.120).
F. Building height standards.
1. Cottages have a maximum building height of 25-feet. All parts of the roof above 18-feet
must be pitched with a minimum roof slope of 6:12.
2. The height of accessory structures in cottage housing developments is limited as
prescribed in the underlying zone.
G. Cottage size standards. Cottages must contain no more than 1,200-square feet gross floor
area, not including attached garages.
H. Entry and porch standards.
1. Clear and obvious pedestrian access between the sidewalk and the building entry is
required for new dwellings.
2. All new dwellings must provide a covered pedestrian entry, such as a covered porch or
recessed entry, with minimum weather protection of three-feet by three-feet.
3. Porches. Cottage façades facing the common open space or common internal walkway
must feature a roofed porch at least 70-square feet in size with a minimum dimension
of seven-feet on any side. The required porch does not count as private open space for
the size or dimension requirements of subsection (L)(1). Cottages sited between a street
and the common open space are also subject to the entry requirements in subsection
(b) above.
I. Façade transparency standards. Transparent windows and/or doors are required on at
least eight- percent of façades featuring the primary entrance and facing streets and
common open spaces. For corner lots, this standard is only applied to the elevation
containing the primary entrance.
J. Common open space standards.
1. Minimum size. Common open space must be at least 400-square feet per cottage.
2. Minimum dimensions. Common open space must have no dimension less than 15-feet.
Areas used to meet private open space requirements [see subsection (L) below] may not
be double-counted as common open space.
3. Elements. Common open space may include a lawn, courtyard, plaza, garden, or other
shared central open space and may not include parking areas. Common open space
must be useable and may not include critical areas or critical area buffers, including
steep slopes. LID stormwater BMPs, like rain gardens, may be integrated in up to 25-
percent of the minimum required usable open space area.
4. Orientation. Common open space must have cottages abutting on at least two sides. At
least 50-percent of the cottages in each cottage housing cluster must abut common
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open space. Cottages abutting the common open space must be oriented around and
have the primary entrance face the common open space.
5. Access. Cottages must be within 100-feet walking distance of the common open space
and feature a direct pedestrian connection to the common open space.
K. Shared community buildings standards.
1. A shared community building may be integrated into the common open space area
required in subsection (J) above but must not be included in the minimum common
open space area calculations.
2. Non-residential use. A shared community building may include uses such as, but not
limited to, a multi-purpose entertainment space, recreation center, kitchen, library,
storage space, workshop, or similar amenities that promote shared use and a sense of
community. Commercial uses other than child care are prohibited.
3. Residential use. A shared community building may contain one attached accessory
dwelling unit (see PAMC 17.21.020).
4. Height. Shared community buildings have a maximum building height of 25-feet. All
parts of the roof above 18-feet must be pitched with a minimum roof slope of 6:12.
5. Size. Shared community buildings have a maximum ground floor footprint of 1,200-
square feet.
6. Other standards. Except for the height and size exceptions identified in subsections (4-5)
above, shared community buildings are subject to the accessory structure standards in
the zoning chapters (17.10 through 17.20).
L. Private open space standards.
1. Minimum size. The minimum private open space adjacent to each cottage must be at
least 200-square feet with no dimension less than ten-feet.
2. Access. The private open space must have direct access from the cottage via a door or
porch.
3. Location. The private open space is encouraged to be located between the cottage and
the common open space.
4. Private open space must be useable and may not include critical areas or critical area
buffers, including steep slopes.
M. Access and parking standards.
1. Driveway and access requirements are in PAMC 17.22.250.
2. Off-street parking standards are set forth in Chapter 14.40 PAMC.
3. Parking areas must be located to the side or rear of cottage clusters. Parking must not
be located between the street and cottages nor between cottages and common open
space.
4. Parking and access lanes must be screened from adjacent residential uses by
landscaping or architectural screens. For parking areas and access abutting residential
uses, at least five-feet of Type-A, B, or C Landscaping (see Chapter 17.22 PAMC,
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Landscaping Standards) must be provided between the parking area and the abutting
residential use.
5. Parking is encouraged to be consolidated under cover. Uncovered parking must be
located in clusters of not more than five adjoining spaces (except where adjacent to an
alley). Driveway space in front of private garages are exempt from this provision.
6. Garages with a footprint of up to 300-square-feet may be attached to individual cottages
provided all other standards herein are met. Such garages do not count toward the size
limit of cottages. Such garages must not be located adjacent to the common open
spaces.
N. Landscaping standards. Cottages in the RMD and RHD zones must meet the frontage
requirements of PAMC 17.22.435.
O. Tree standards. Trees must be integrated into cottage developments at the time of
occupancy at the rate one tree per cottage unit.
1. Trees may be either coniferous or deciduous.
2. Required trees must not be located in public right-of-way (see Chapter 11.13 PAMC for
street tree standards).
3. See Chapter PAMC 17.22, Landscaping Standards, for related landscaping plans,
installation, and maintenance standards.
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17.21.040 – Duplex.
A. Purpose:
1. To provide opportunities for creative, diverse, and high-quality infill development that is
compatible with existing neighborhoods.
2. To promote housing affordability and greater choice by encouraging smaller and more
diverse home sizes in accordance with the Port Angeles Comprehensive Plan.
3. To support more efficient use of urban residential land.
4. To provide usable open space for residents.
5. To de-emphasize garages and driveways as major visual elements along the street.
6. To promote architectural variety that adds visual interest to the street and
neighborhood.
SURVEY RESULTS
[2] Duplexes: Require garages/driveways off alleys (where available) and other modest design
standards to ensure neighborhood compatibility.
Scoring: 5 = great idea/high priority; 3 = neutral; 1 = very bad idea
June 9 workshop average score: 4.0
Online SurveyMonkey average score: 4.1
MAKERS recommendation: Proceed with concept
B. Driveway access and garage standards.
1. Where duplexes are on lots served by alleys, all garages and on-site parking must be
accessible from the alley. The façade facing the street must be designed as the front of
the dwelling with a primary building entrance.
2. When no alleys are present or alley access is not feasible due to extreme topography,
the following standards apply:
a. Side- and rear-facing parking areas and garages are encouraged.
b. When located on a corner lot, both streets must be utilized for vehicle access. If one
street is classified as a collector or arterial, only the side street must be utilized for
vehicle access. Driveways must be located as far from the street corner as feasible.
3. Street-facing driveways for duplexes are limited to:
a. One 20-feet wide (maximum) driveway; or
b. Two 12-feet wide (maximum) driveways, provided the driveways are spaced at least
20 feet apart.
4. No more than 50 percent of any ground floor façade may be occupied by a garage, and
detached garages and all carports must not protrude beyond the front building façade.
This limit may be increased to a maximum of 65 percent provided at least three of the
following design details are utilized:
a. A decorative trellis over at least the entire width of the garage door(s).
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b. A window or windows placed above the garage on a second story or attic wall.
c. A balcony that extends out over the driveway.
d. Utilizing all single-vehicle garage doors as an alternative to wider garage doors
suitable for two-car garages.
e. Windows in the garage door.
f. Decorative details on the garage door. Standard squares on a garage door will not
qualify as a decorative detail.
Figure 17.21.040(D)
Acceptable and unacceptable examples of duplex driveway/garage
configurations.
Left: Single driveways wider than 20 feet facing the street are not allowed. Right: Example of two separated driveways
each less than 12 feet wide.
C. Entry standards.
1. Clear and obvious pedestrian access between the sidewalk and the building entry is
required for new dwellings.
2. All new dwellings must provide a covered pedestrian entry, such a covered porch or
recessed entry, with minimum weather protection of three feet by three feet,
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D. Minimum useable open space standards.
1. All new duplex developments must provide usable open space with a collective size
equal to ten percent of the lot area, with a minimum dimension of 15 feet on all sides.
For example, an 8,000-square feet lot would require at least 800 square feet of usable
open space. Usable open space may be a single large space or separate spaces.
2. Where the usable open space is located within a front yard setback, the open space
must be defined with a fence, hedge, or wall between 18 and 36 inches tall (meeting the
standards of PAMC 17.94.140 and the sight obstruction height limits of the Port Angeles
Urban Services Standards and Guidelines Manual when near an intersection). See Figure
17.21.040(D) for an example.
3. If the rear edge of the usable open space is within five feet of an alley, any fence
between the rear edge and the alley must be limited to four feet in height, except where
the portion of the fence between four and six feet in height is at least 50 percent
transparent.
4. Unenclosed decks, porches, patios, and entries may be used as a part of the usable
open space, provided they are a part of a space that meets the standards herein.
5. LID stormwater BMPs, like rain gardens, may be integrated in up to 25 percent of the
minimum required usable open space area.
6. Driveways do not count in the calculations for usable open space.
7. Additions must not create or increase any nonconformity with this standard.
Figure 17.21.040(D)
Example of integrating a duplex’s minimum usable open space.
Left: Integrating minimum useable open space into the front yard of a duplex. Right: Useable open space in the side yard
of a duplex.
E. Tree standards. Trees must be integrated into duplex developments at the time of
occupancy at the rate one tree per duplex unit (two trees per duplex building).
1. Trees may be either coniferous or deciduous.
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2. Required trees must not be located in public right-of-way (see Chapter 11.13 PAMC for
street tree standards).
3. See Chapter PAMC 17.22, Landscaping Standards, for related landscaping plans,
installation, and maintenance standards.
NOTE: For context, some communities have the following types of architectural standards which are
not being considered for duplexes in Port Angeles:
Contrasting trim
Recessed windows
Roof overhang
Pitched roof
Exterior materials
Front façade articulation
Façade transparency
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17.21.050 – Townhouse.
A. Purpose:
1. To provide opportunities for creative, diverse, and high-quality infill development that is
compatible with existing neighborhoods.
2. To promote housing affordability and greater choice by encouraging smaller and more
diverse home sizes in accordance with the Port Angeles Comprehensive Plan.
3. To support more efficient use of urban residential land.
4. To provide usable open space for residents.
5. To de-emphasize garages and driveways as major visual elements along the street.
6. To reduce the apparent bulk and scale of large townhouse buildings.
7. To promote architectural variety that adds visual interest to the street and
neighborhood.
B. Dimensional standards for townhouses are modified from the zone-based standards
elsewhere in this title, as listed in Table 17.21.050.
Table 17.21.050
Townhouse dimensional standards.
Standard Modification
Lot size Applies to the entire townhouse development, not individual units and lots
Lot width No minimum
Interior side setback 0 feet between individual townhouse units
All other setbacks Applies to the entire townhouse development, not individual units and lots
Site coverage Applies to the entire townhouse development, not individual units and lots
C. Driveway access and garage standards.
1. Where townhouses are on lots served by alleys, all garages and on-site parking must be
accessible from the alley. The façade facing the street must be designed as the front of
the dwelling with a primary building entrance.
2. Where no alley is present or alley access is not feasible due to extreme topography,
townhouse buildings with two units must comply with the duplex driveway standards of
PAMC 17.21.040(B).
3. Where no alley is present or alley access is not feasible due to extreme topography,
townhouse buildings with three or more units must use one of the following methods:
a. Provide a shared access drive to garages in the rear meeting the following
requirements:
i. Shared driveways have a maximum width of 20 feet and must meet turning radii
and other standards of the city-adopted International Fire Code.
ii. Minimum building separation along uncovered internal drive aisles must be 24
feet. Projections into this minimum building separation standard are permitted
for each building consistent with the interior side setback projections referenced
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in PAMC 17.94.120. The purpose is to provide adequate vehicular turning radius,
allow for landscaping elements on at least one side, and provide adequate light
and air on both sides of the dwelling units and vehicle areas, which often function
as usable open space for residents.
b. Provide individual garages and driveways access from a local street meeting the
following standards:
i. Individual garages and driveways are no wider than 12 feet and driveways have a
minimum length of 20 feet.
ii. The townhouse units are at least 24 feet wide.
Figure 17.21.050(C)
Townhouse development examples using rear vehicular access.
D. Entry standards.
1. Clear and obvious pedestrian access between the sidewalk and the building entry is
required for new dwellings.
2. All new dwellings must provide a covered pedestrian, such as a covered porch or
recessed entry, entry with minimum weather protection of three feet by three feet.
3. For townhouses where pedestrian access is provided from an alley or private internal
vehicular access, buildings must emphasize individual pedestrian entrances over private
garages by using both of the following measures:
a. Enhance entries with a trellis, small porch, or other architectural features that
provide cover for a person entering the unit and a transitional space between
outside and inside the dwelling.
b. Provide a planted area in front of each pedestrian entry of at least 20 square feet in
area, with no dimension less than four feet.
Alternative designs will be considered, provided they meet the purpose of the
standards.
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Figure 17.21.050(D)
Acceptable and unacceptable examples of townhouse entry configurations from
alleys or private internal vehicular access.
The left example features a landscaped area and a trellis to highlight the entry. In the middle image, the balconies and
landscaped areas de-emphasize the garage. In the right image, the lack of landscaping near the entries would not be
allowed (where this is the primary pedestrian entry to the unit).
E. Minimum useable open space standards. Townhouse dwelling units must provide open
space at least equal to ten-percent of the gross floor area. The required open space may be
provided by one or more of the following:
1. Private ground level open space that is directly adjacent and accessible to dwelling units.
Such space must have minimum dimensions of at least 12 feet on all sides and be
configured to accommodate human activity such as outdoor eating, gardening, toddler
play, etc. Street setbacks may be used to meet this standard, provided they are defined
with a fence (meeting standards of PAMC 17.94.140
2. Balconies, roof decks or porches.
3. Shared open space that meets the design requirements of PAMC 17.22.230, provided
such space is visible and directly accessible to townhouse dwelling units.
4. LID stormwater BMPs, like rain gardens, may be integrated in up to 25 percent of the
minimum required usable open space area.
Individual private open spaces for one unit that exceed the open space standards may not
be used to help meet the open space standards for other dwelling units. Shared open
spaces that meet the standards of subsection (E)(3) of this section, however, may be used to
supplement private open spaces meeting subsections (E)(1) and (E)(2) of this section to help
dwelling units meet the usable open space standards herein.
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Figure 17.21.050(E)
Townhouse open space location and examples.
Illustrating optional locations for integrating usable open space, including front yard (left), rooftop deck (center), and
balcony (right).
Left: Townhouses with private ground level open space and balconies. Right: Townhouse roof deck.
F. Building articulation. Townhouse buildings must meet the façade articulation standards
for multifamily buildings as set forth in PAMC 17.22.320(C).
Figure 17.21.050(F)
Townhouse articulation examples.
Left: The townhouse building uses a variety of rooflines and horizonal modulation to provide articulation and distinction
between units. Right: The townhouse building has different unit widths and window patterns to provide articulation.
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G. Tree standards. Trees must be integrated into townhouse developments at the time of
occupancy at the rate one tree per townhouse unit.
1. Trees may be either coniferous or deciduous.
2. Required trees must not be located in public right-of-way (see Chapter 11.13 PAMC for
street tree standards).
3. See Chapter PAMC 17.22, Landscaping Standards, for related landscaping plans,
installation, and maintenance standards.
NOTE: For context, some communities have the following types of architectural standards which are
not being considered for townhouses in Port Angeles:
Contrasting trim
Recessed windows
Roof overhang
Pitched roof
Exterior materials
Front façade repetition with variety
Façade transparency
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Chapter 17.22 – Commercial and Multifamily Design
Standards [NEW]
Purpose and Applicability
17.22.010 – Purpose.
The purpose of these commercial and multifamily design standards is to implement the goals
and policies of the Port Angeles Comprehensive Plan and the objectives of each zone as
provided in this title. The purpose of this chapter is to:
A. Promote a diverse mix of retail, housing, office, and civic land uses and a genuine sense of
place in Port Angeles.
B. Encourage development that is pedestrian-oriented and human-scale in an aesthetically
attractive, energy efficient, easily accessible, and economically healthy environment.
C. Include diverse retail and service uses, higher density residential housing, a network of
pedestrian-oriented streets, and a high degree of connectivity for all modes of travel.
D. Enhance Port Angeles’ visual character.
17.22.020 – Applicability.
A. New development.
1. The provisions of this chapter govern all multifamily, commercial, and other non-
residential development within the RMD, RHD, CBD, CSD, CA, CN, and CO zones. These
provisions do not apply to townhouses unless otherwise noted in this Chapter.
2. The landscaping provisions of this chapter apply to other uses and zones when
referenced in other chapters of Title 17.
3. This chapter has some references to other citywide regulations which may take
precedence over this chapter.
NOTE: The provisions below take a relaxed approach to remodels and additions, trying to strike the
right balance of encouraging remodels and achieving long term design conformance.
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B. Relationship to other codes. Where provisions of this chapter conflict with provisions in
any other section of the Port Angeles Municipal Code (PAMC), this chapter prevails unless
otherwise noted.
C. Building additions, remodels, and site improvements. Three different thresholds have
been established to determine how the standards herein are applied to such projects.
1. Level I improvements include all exterior remodels, building additions, and/or site
improvements that affect the exterior appearance of the building/site and/or
cumulatively increase the gross floor area on a site less than 50-percent within three
years of the date of building permit issuance. The requirement for such improvements
is only that the proposed improvements meet the standards and do not lead to further
nonconformance with the standards.
For example, if a property owner decides to replace a building façade’s siding, then the
siding must meet the applicable exterior building material standards, but elements such
as building articulation would not be required.
2. Level II improvements include all improvements that cumulatively increase the gross
floor area on a site by 50-percent to 100-percent, within three years of the date of
building permit issuance. All standards that do not involve repositioning the building or
reconfiguring site development must apply to Level II improvements.
For example, if a property owner of an existing business in the CSD zone wants to build
an addition equaling 75-percent of the current building’s footprint, then the following
elements must apply:
a. The location and design of the addition/remodel must be consistent with Chapter
17.22 PAMC, Block Frontage Standards, which addresses building frontages, entries,
parking lot location, and street setback landscaping. For such developments seeking
additions to buildings where off-street parking location currently does not comply
with applicable parking location standards, building additions are allowed provided
they do not increase any current nonconformity and generally bring the project
closer into conformance with the standards (see Chapter 14.40 PAMC).
b. Comply with the standards of Chapter 17.22 PAMC, Site Planning Standards.
c. Comply with all provisions of Chapter 17.22 PAMC, Building Design Standards,
except architectural scale and materials provisions related to the existing portion of
the building where no exterior changes are proposed. All new exterior wall areas
must comply with building elements/details, materials, and blank wall treatment
standards.
d. Comply with the off-street parking, landscaping, and signage provisions of this
chapter that relate to proposed improvements.
3. Level III improvements include all improvements that cumulatively increase the gross
floor area on a site by more than 100-percent within three years of the date of building
permit issuance. Such developments must conform to all applicable standards, except
in a case where there are multiple buildings on one site, and only one building is being
enlarged. In that scenario, improvements to the additional buildings are not required,
but conformance with all other standards apply.
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Figure 17.22.030
Improvement and applicability examples.
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17.22.030 – How the provisions of this chapter are applied.
The provisions of this chapter are additional to the underlying zoning standards (permitted
uses, setbacks, building heights, etc.). Most sections within this chapter herein include the
following elements:
A. Purpose statements, which are overarching objectives.
B. Guidelines use words such as “should” or “is/are recommended,” or “encouraged”, signifying
voluntary measures.
C. Standards use words such as “must” and “is/are required,” signifying mandatory actions.
1. Some standards are easily quantifiable, while others provide a level of discretion to the
applicant in how they are complied with. In the latter case, the applicant must
demonstrate to the Director, in writing, how the choices made for the development
meets the purpose of the standard.
2. Departures may be allowed for specific standards in this Chapter 17.22 PAMC. They
allow alternative designs provided the Director determines the resulting design and
overall development meets the “purpose” of the standards and other applicable criteria.
See PAMC 17.22.040 for related procedures associated with departures.
17.22.040 – Departures.
A. Purpose. A number of specific departure opportunities to the design standards contained in
this chapter are provided. Departure opportunities are signaled by the capitalized word
DEPARTURE or the symbol. The purpose is to provide applicants with the option of
proposing alternative design treatments, when they can demonstrate to the satisfaction of
the Director that it is equal to or better than the standard, provided such departures meet
the “purpose” of the particular standard, and any additional relevant departure criteria.
B. Requests for departures are voluntary. This provision allows the flexibility for applicants to
propose alternative designs on a voluntary basis.
C. Applicability. Departure opportunities are available only where noted for specific standards.
D. Procedures. Permit applications that include departure requests are reviewed
administratively and the approval decision is made by the Director.
E. Approval criteria. Project applicants must successfully demonstrate to the Director how the
proposed departure meets the purpose(s) of the standard, and other applicable departure
criteria that applies to the specific standard.
F. Documentation. The Director must document the reasons for approving all departures
within the project application records for the purpose of providing consistency in decision-
making by the city.
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Block Frontage Standards
SURVEY RESULTS
Scoring (when applicable): 5 = great idea/high priority; 3 = neutral; 1 = very bad idea
[4] Downtown (Central Business District zone): Block frontage approach. What do you think of
this concept?
June 9 workshop average score: 3.9
Online SurveyMonkey average score: 4.2
MAKERS recommendation: Implement the block frontage concept as presented.
[8] Lincoln Street Block Frontages: Require new developments to be oriented towards the
street, with option of storefront or landscaped setback, with parking placed to the side or
rear of buildings. What do you think of this concept?
June 9 workshop average score: 4.0
Online SurveyMonkey average score: 4.2
MAKERS recommendation: Implement the block frontage concept as presented.
[11] First/Front Couplet Block Frontages: Design options from Race to Peabody S treet. Choose
best approach.
5. Require storefronts and ground floor commercial
June 9 workshop: 22% / Online SurveyMonkey: 20%
4. Allow storefronts or landscaped setbacks, parking to side or rear, allow option for ground floor residential
June 9 workshop: 57% / Online SurveyMonkey: 64%
3. Neutral/unsure
June 9 workshop: 17% / Online SurveyMonkey: 16%
2. Not good (both concepts)
June 9 workshop: 3% / Online SurveyMonkey: 0%
1. Very bad idea (both concepts)
June 9 workshop: 0% / Online SurveyMonkey: 0%
MAKERS recommendation: Emphasize the Mixed designation in this area.
[12] First/Front Couplet Block Frontages: Require new developments between Race St & Golf
Course Rd to be oriented towards the street, with option of storefront or landscaped setback,
with parking placed to the side or rear of buildings. What do you think of this concept?
June 9 workshop average score: 3.9
Online SurveyMonkey average score: 4.1
MAKERS recommendation: Implement the block frontage concept as presented.
[15] 8th Street Block Frontages (CN & CSD zones): Require new developments to be oriented
towards the street, with option of storefront or landscaped setback, with parking placed to
the side or rear of buildings. What do you think of this concept?
June 9 workshop average score: 4.0
Online SurveyMonkey average score: 4.2
MAKERS recommendation: Implement the block frontage concept as presented.
[16] C Street Block Frontages: Require new developments to be oriented towards the street,
with option of storefront or landscaped setback, with parking placed to the side or rear of
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buildings. What do you think of this concept?
June 9 workshop average score: 3.7
Online SurveyMonkey average score: 4.2
MAKERS recommendation: Implement the block frontage concept as presented.
17.22.100 – Purpose.
A. To design sites and orient buildings with an emphasis on compatible development and
creating a comfortable walking environment.
B. To provide standards that recognize the need for a system of pedestrian-oriented block
frontages.
Table 17.22.105
Summary of block frontage standards.
Block Frontage Type Details
St
o
r
e
f
r
o
n
t
• No new ground-level parking adjacent to the
street.
• Special transparency, weather protection, and
entry requirements.
• Minimum commercial space height and depth.
• No ground floor residential uses except for
live/work units on select Storefront designated
blocks where the storefront space meets height
and depth standards.
Mi
x
e
d
Storefront or Landscape Frontages allowed
• Ground-level parking placed to the side or rear of
buildings.
• Landscaping to soften façades of non-storefronts
and buffer parking areas.
• Minimum façade transparency requirements per
use and setback.
La
n
d
s
c
a
p
e
d
• Ground-level parking placed to the side or rear of
buildings.
• Landscaping to soften façades and buffer parking
areas.
• Minimum façade transparency requirements per
use and setback.
Ba
s
i
c
Storefront or Landscape Frontages allowed
• No restrictions on parking lot location (except for
landscaping standards).
• Landscaping to soften façades of non-storefronts.
• Minimum façade transparency requirements per
use and setback.
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17.22.110 – Block frontage designation maps.
A. Application of map and block frontage regulations.
1. New multifamily and non-residential development within the CBD, CSD, CA, CN, and CO
zones in Port Angeles are subject to the block frontage standards in sections PAMC
17.100-170 based on the block frontage designation of the street, as illustrated in the
figures in this section.
2. For multifamily and non-residential development in the RHD and RMD zones, the
standards for landscaped block frontages apply.
3.. These block frontage standards do not apply to townhouses.
B. Map updates. The block frontage designation map will be updated by ordinance by the City
Council as necessary to reflect new streets and other adjustments.
C. Undesignated streets. If a street is not designated as Storefront, Mixed, or Landscaped
block frontage then it is automatically classified as a “Basic” block frontage. See section
PAMC 17.22.150 for applicable standards.
Figure 17.22.110(A)
Block frontage designation citywide index map.
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Figure 17.22.110(B)
Block frontage designation map 1 – Downtown.
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Figure 17.22.110(C)
Block frontage designation map 2 – Lincoln Street and 8th Street area.
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Figure 17.22.110(D)
Block frontage designation map 3 – First/Front couplet area.
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Figure 17.22.110(E)
Block frontage designation map 4 – C Street area.
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17.22.115 – About the transparency standards.
All block frontage designations contain distinct minimum façade transparency standards. The
purposes of these standards are to help maintain visibility for public safety, create welcoming
pedestrian-oriented streets, and facilitate a viable and attractive business environment. Table
17.22.115 below includes details in how transparency standards are measured.
Table 17.22.115
Explanation of transparency standards.
Transparency Zones by Building and Frontage Type
Storefront
The transparency zone is on the
ground floor between 30 inches and
10 feet above sidewalk grade
Ground floor non-residential
and non-storefront
The transparency zone is between 30
inches and 8 feet above grade
Residential buildings and
residential portions of
mixed-use buildings
All vertical surfaces of the façade are
used in the calculations
Other Transparency Provisions
Windows must be transparent
Ground level window area for
storefronts and other non-residential
uses that is mirrored, reflectively,
darkly tinted, covered, frosted, or
perforated in any manner that
obscures visibility into the building
must not count as transparent
window area. See also PAMC
17.22.330(C)(2).
Exception: Window signs may be
counted as transparent window area
provided the areas generally around
the sign are transparent.
Unacceptable: Frosted glass obscuring
view into storefront.
Unacceptable: Window sign covering
transparency zone.
Display windows
Display windows may be used for up
to 50 percent of non-residential
transparency requirements provided
they are at least 30 inches deep and
allow changeable displays. Tack-on
display cases as in the right example
do not qualify as transparent window
area.
Acceptable: Integrated display
windows.
Unacceptable: Tack-on display cases.
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Table 17.22.115
Explanation of transparency standards.
Structured parking facilities
Where structured parking facilities
occupy a portion of the façade, any
openings simulating windows may be
used to help comply with
transparency requirements.
Parking garage with windows
Parking garage without windows
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17.22.120 – Storefront block frontage standards.
A. Purpose. Storefront block frontages are located in the most vibrant and active shopping
and dining areas within Port Angeles. Blocks designated as Storefront block frontages
include continuous storefronts placed along the sidewalk edge with small scale shops and
many business entries.
Table 17.22.120(A)
Storefront block frontages vision and key standards.
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B. Standards. All development on sites with a Storefront block frontage designation must
comply with the standards in Table 17.22.120(B) below.
Table 17.22.120(B)
Storefront block frontage standards.
The symbol refers to DEPARTURE opportunities in PAMC 17.22.120(C) below.
Element Standards
Additional Provisions and
Examples
Ground Level
Land use Non-residential uses permitted by
Chapter 17.20 PAMC are required.
Lobbies and accessory-uses associated
with upper-floor hotel/motel, business
service, and multifamily residential
uses are allowed provided they are
limited to 25% of all Storefront block
frontages (measured separately for
each block).
Floor to ceiling height 13’ minimum Applies to the area within the
minimum retail space depth.
Retail space depth 40’ minimum Applies to the entire width of the retail
space.
Building placement Buildings must be placed at the back
edge of the required sidewalk.
Additional setbacks may be allowed
for a wider sidewalk or where a
public space (meeting requirements
of PAMC 17.22.220) is provided
between the sidewalk and the
building.
Examples of building placement and
building entrances.
Building entrances Primary building entrances must face
the street. For corner buildings,
primary entrances for ground-level
uses may face either street or the
street corner.
Façade transparency At least 70% of the transparency
zone.
See PAMC 17.22.115 for additional
clarification on transparency standards.
Weather protection Weather protection over the
sidewalk is required along at least
75% of the building’s façade, and it
must be a minimum of 6’ deep (drip
lines must be at least that far from
the face of the building).
Additional standards:
• Weather protection must have 10’
to 15’ of vertical clearance.
• Weather protection must not
interfere with existing street trees,
• Vinyl or plastic awnings or canopies
are prohibited.
• Any canopy or awning over a public
sidewalk should be a permanent
architectural element.
• The building’s architectural details
should not be concealed by awnings
or canopies.
• Awning shapes should relate to the
shape of the façade’s architectural
elements.
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Table 17.22.120(B)
Storefront block frontage standards.
The symbol refers to DEPARTURE opportunities in PAMC 17.22.120(C) below.
Element Standards
Additional Provisions and
Examples
utility poles, street signs, or extend
beyond the edge of the sidewalk.
• Transparent canopies and under-
canopy signs and lighting are
encouraged.
Parking location New ground-level (surface or
structured) parking adjacent to the
street is prohibited, including parking
lot and garage entries and driveways.
Parking may be placed below, above,
and/or behind storefronts.
Sidewalk width Minimum design options:
• 12' minimum between the curb
edge and the storefront, including
8’ minimum walking surface width
and trees are integrated in grates.
• 8’ minimum sidewalk and 6’
minimum planter strip.
Wider sidewalks may be required for
certain streets by the Port Angeles
Urban Services Standards and
Guidelines Manual.
Setbacks and utility easements must
also be considered and may result in
a larger minimum sidewalk width.
C. DEPARTURE criteria. Departures from the storefront block frontage standards in Table
17.22.120(B) that feature the symbol will be considered per PAMC 17.22.040, provided
the alternative proposal meets the purpose of the standards and the following criteria:
1. Retail space depth. Reduced depths on up to 25-percent of the applicable block frontage
will be considered where the applicant can successfully demonstrate the proposed
alternative design and configuration of the space is viable for a variety of permitted
retail uses.
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2. Façade transparency. Façade transparency may be reduced to a minimum of 40-percent
if the façade design between ground-level windows provides visual interest to the
pedestrian and mitigates the impacts of blank walls.
3. Weather protection.
a. Weather protection elements may be reduced in length to no less than 50-percent
along building’s façade and to no less than four-feet in depth, provided the
proposed design is proportional to architectural features of the building and
building design trade-offs (elements that clearly go beyond minimum building
design regulations in this chapter) meet the purpose of the standards.
b. Smaller gaps are permitted if they are integrated into a larger façade articulation
design, such as gaps associated with structural columns. Generally, structural
columns are encouraged to be attached with higher or lower weather protection
elements that help provide continuous coverage for pedestrians.
4. Parking Location. Structured garage entries may be located on storefront streets if there
is an acceptable tradeoff in terms of the amount and quality of storefront area that is
integrated with the development. The alternative must include design features to
successfully mitigate the visual impact of additional parking areas along designated
storefront streets. See also PAMC 17.22.250.
5. Sidewalk Width. Alternative designs may be considered where topographical challenges
or approved city streetscape plans with different sidewalk standards exist. Alternative
designs must be able to accommodate safe and comfortable pedestrian traffic and
outdoor seating and dining areas.
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17.22.130 – Landscaped block frontage standards.
A. Purpose. Landscaped block frontages emphasize landscaped street setbacks, clear
pedestrian connections between the building and the sidewalk, and minimize surface
parking lots along the frontages.
Figure 17.22.130(A)
Landscaped block frontages vision examples and key standards.
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B. Standards. All development on sites with a Landscaped block frontage designation must
comply with the standards in Table 17.22.130(B) below. The standards herein also apply to
all multifamily and nonresidential development in the RMD and RHD zones.
Table 17.22.130(B)
Landscaped block frontage standards.
The symbol refers to DEPARTURE opportunities in PAMC 17.22.130(C) below.
Element Standards
Additional Provisions and
Examples
Ground Level
Land use
Any use permitted by this title
Building placement 10' minimum setbacks are required.
Additional standards:
• 20’ maximum setback.
• Covered entries and porches are
allowed to project up to 6’ into this
required setback.
• Additional setbacks may be
required where future right-of-way
need and/or acquisitions have been
identified in city plans.
Building entrances At least one public or shared building
entry must be visible from the
sidewalk and feature direct physical
access from the sidewalk.
Primary private entrances facing the
street for ground level residential
units are encouraged. See related
standards in PAMC 17.22.170.
Façade transparency Must have at least 25% transparency
for buildings with ground level
nonresidential uses.
Must have at least 15% transparency
for buildings with ground level
residential uses.
See PAMC 17.22.115 for additional
clarification on transparency
standards.
Weather protection Weather protection at least 3’ deep
must be provided over individual
business and residential entries.
Weather protection for shared
entrances must be at least 5’ deep.
Parking location Parking must be located to the side,
under, or rear of buildings. For multi-
building developments, no more than
50% of the lot frontage can be
occupied by off-street parking and
driveways.
See PAMC 17.22.250 for drive-
through and vehicle access standards.
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Table 17.22.130(B)
Landscaped block frontage standards.
The symbol refers to DEPARTURE opportunities in PAMC 17.22.130(C) below.
Element Standards
Additional Provisions and
Examples
Landscaping Building setback areas must be
landscaped per PAMC 17.22.435.
Parking lots developed adjacent to
the street must comply with
landscaping provisions of PAMC
17.22.040.
Sidewalk width A five-foot sidewalk accompanied by
a minimum five-foot landscape strip is
required within the right-of-way
adjacent to the front property line as
well as adjoining arterial corridors.
C. DEPARTURE criteria. Departures from the above standards that feature the symbol will
be considered per PAMC 17.22.040, provided the alternative proposal meets the purpose of
the standards, plus the following criteria:
1. Façade transparency. Façade transparency in the transparency zone may be reduced
from the minimum by 50 percent if the façade design between ground level windows
provides visual interest to the pedestrian and mitigates the impacts of blank walls.
2. Parking location. For multi-building developments, an additional 10% of the lot frontage
may be occupied by off-street parking and driveways, provided design treatments
(beyond minimum standards) are included that successfully mitigate the visual impact
of parking areas on the streetscape.
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17.22.140 – Mixed block frontage standards.
A. Purpose. The Mixed block frontage designation serves areas that accommodate a mixture
of ground floor uses and allows a diversity of development frontages for the purpose of
contributing to the visual character of the street and enhancing the pedestrian
environment.
•
Figure 17.22.140(A)
Mixed block frontages vision examples and key standards.
OR
B. Standards. All development on sites containing a Mixed block frontage have the option to
comply with either the Storefront or Landscaped block frontage provisions as set forth in
PAMC 17.22.120 and .130, with the modifications in Table 17.22.140(B) below.
Table 17.22.140(B)
Mixed block frontage standards.
The symbol refers to DEPARTURE opportunities in PAMC 17.22.140(C) below.
Element Standards
Additional Provisions and
Examples
Building placement Buildings placed up to the sidewalk
edge must meet storefront block
frontage standards in PAMC
17.22.130.
Buildings not placed up to the
sidewalk must meet the landscaped
block frontage standards in PAMC
17.22.130.
Additional setbacks may be required
where future right-of-way need
and/or acquisitions have been
identified in city plans.
See PAMC 17.22.170 for special
design provisions associated with
ground level residential uses adjacent
to a sidewalk.
Façade transparency Any storefront buildings on these
block frontages must meet the
storefront block frontage
transparency standards above.
Additional transparency zone
standards:
See PAMC 17.22.115 for additional
clarification on transparency
standards.
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Table 17.22.140(B)
Mixed block frontage standards.
The symbol refers to DEPARTURE opportunities in PAMC 17.22.140(C) below.
Element Standards
Additional Provisions and
Examples
• 40% minimum for buildings
designed with nonresidential uses
on the ground floor within 10’ of
sidewalk.
• 25% minimum for other buildings
designed with nonresidential uses
on the ground floor.
• 20% minimum for residential
buildings/floors.
Parking location Parking must be located to the side or
rear of buildings. For multi-building
developments, no more than 50% of
the lot frontage can be occupied by
off-street parking and driveways.
See PAMC 17.22.250 for drive-
through and vehicle access standards.
Parking lots developed adjacent to
the street must comply with
landscaping provisions of PAMC
17.22.440.
C. Departure Criteria. Departures from the above standards that feature the symbol will
be considered per PAMC 17.22.040, provided the alternative proposal meets the purpose of
the standards and the following criteria:
1. Façade transparency. Façade transparency may be reduced from the minimum by 50
percent if the façade design provides visual interest to the pedestrian and mitigates the
impacts of blank walls.
2. Parking location. For multi-building developments, an additional 10% of the lot frontage
may be occupied by off-street parking and driveways, provided design treatments
(beyond minimum standards) are included that successfully mitigate the visual impact
of parking areas on the streetscape.
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17.22.150 – Basic block frontage (streets with no designated block frontage).
A. Purpose. Basic block frontages offer greater flexibility in siting off-street parking areas,
while providing visual interest at all observable scales and meet the design objectives of the
city.
B. Applicability. All block frontages in applicable zones that are not designated in the map in
PAMC 17.22.110 are subject to the standards of this section.
C. Standards. Basic block frontages must comply with the standards in Table 17.22.150(C)
below. DEPARTURES will be considered pursuant to PAMC 17.22.040.
Table 17.22.150(C)
Basic block frontage standards.
The symbol refers to DEPARTURE opportunities in PAMC 17.22.150(D) below.
Element Standards
Building placement Buildings placed up to the sidewalk edge must meet storefront block frontage
standards in PAMC 17.22.130.
Buildings not placed up to the sidewalk must feature a 10' minimum street
setback except where greater setbacks are required by the zone.
Building entrances Building entrances facing the street are encouraged. At a minimum, at least one
building entry visible and directly accessible from the street is required.
Where buildings are setback from the street, pedestrian connections from the
sidewalk are required.
Façade transparency For storefronts, at least 60% of ground floor between 30” and 10’ above the
sidewalk is required.
Transparency zone standards for other facades/uses:
• Other buildings designed with non-residential uses on the ground floor within
10’ of sidewalk, at least 30%.
• For residential buildings, at least 15%.
Weather protection At least 3’ deep over primary business and residential entries.
Parking location There are no parking lot location restrictions, except for landscaped buffer
requirements set forth in PAMC 17.22.240.
Landscaping Building setback areas must be landscaped per PAMC 17.22.435.
Parking lots developed adjacent to the street must comply with landscaping
provisions of PAMC 17.22.040.
Sidewalk width A 5’ sidewalk accompanied by a minimum 5’ landscape strip is required within
the right-of-way adjacent to the front property line as well as adjoining arterial
corridors.
D. Departure Criteria. Departures from the above standards that feature the symbol will
be considered per PAMC 17.22.040, provided the alternative proposal meets the purpose of
the standards and the following criteria:
1. Façade transparency. Façade transparency may be reduced from the minimum by 50
percent if the façade design provides visual interest to the pedestrian and mitigates the
impacts of blank walls.
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17.22.160 – High visibility corner standards.
A. Description/purpose. The high visibility corner requirements apply to those sites
designated on block frontage map in PAMC 17.22.110. The purpose is to accentuate street
corners with high visibility to the public.
B. Designation criteria. High visibility corners may be designated in:
1. Special high visibility intersections in Port Angeles.
2. Intersections with a high level of current and/or envisioned pedestrian activity.
C. Standards. Sites located on high visibility corners must meet the following requirements:
1. Buildings must be located within 20 feet of the street corner.
2. At least one of the following special features must be included:
a. Corner plaza.
b. Cropped building corner with a special entry feature.
c. Decorative use of building materials at the corner.
d. Distinctive façade articulation.
e. Sculptural architectural element.
f. Other decorative elements that meet the purpose of the standards.
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Figure 17.22.160
High visibility corner examples.
Building A includes a corner tower and change in materials. Building B feature cropped building corners with a change in
materials and decorative elements. Building C uses a decorative canopy. Building D uses a change in material color and
façade articulation at the corner. Building E incorporates a plaza at the corner. Image F shows a decorative landscaped
area with a trellis and neighborhood gateway sign.
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17.22.170 – Ground floor residential frontage standards.
A. Purpose. The purpose of these standards is to:
1. Enhance the privacy and security of residents living on the ground floor.
2. Provide an effective visual and physical transition between the public realm and the
private realm.
3. Enhance the relationship between the building and the street through high-quality
landscape and architectural design.
B. Applicability. All developments with ground-floor residential uses adjacent to public streets
must comply with the frontage standards in this section.
C. Standards. Design treatments must be integrated to enhance the character of the public
and semi-public realm while respecting the privacy of adjacent residential units. Design
criteria applicable to ground-floor residential frontages are as follows:
1. Direct access. All units abutting public sidewalks are encouraged to have individual
ground-floor entries directly accessible to the sidewalk.
2. Unit setback and elevation. Provide privacy for people living in the adjacent dwelling
units and ensure the applicable street environment is comfortable through all of the
following measures:
a. Provide a 5-feet minimum setback from public sidewalks, unless a greater setback is
required per applicable block frontage standards.
Figure 17.22.170(C)(2)(a)
Minimum setback between a ground floor residence and public sidewalk.
b. Where the façade is within ten feet of a street, the ground level of dwelling units
must be raised from three to five feet above the level of the corresponding sidewalk.
On sloped sites, the minimum and maximum heights must be calculated using the
average ground elevation at perimeter walls as determined by the final grade noted
on the building plan.
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Figure 17.22.170(C)(2)(b)
Dimensional standards for elevating residential units near public streets.
Façade setback Elevate the ground level of adjacent residential units
Front façade:
< 10’ from sidewalk (along a public street); or
< 5’ from an internal walkway or open space
3-5’ above the grade of the public street
Front façade:
10-15’ from sidewalk (along a public street); or
5-10’ from an internal walkway or open space
2.5”-5’ above the grade of the public street
3. Enhance the privacy of residents and provide an effective transition between the public
and private realm by integrating all of the following measures:
a. Provide a physical “threshold” feature, such as a hedge, retaining wall, rockery, stair,
gate, railing, or a combination of such elements on private property that defines and
bridges the boundary between public right of way and the private entry, porch, yard,
or patio. Thresholds may screen, but not completely block, views to and from the
public and semi-public realm areas.
b. Provide an outdoor space at least four feet-deep and six-feet wide (24-square feet
minimum area) in the front setback, such as a porch, patio, deck, or stoop. Where
feasible, this space must be at the same level as the interior of the unit.
Overhead building projections may cantilever over the outdoor space by up to 50-
percent of the minimum ground level setback to public and private realm areas.
c. Provide a covered area, porch or protected entry space, or other architectural
weather protection at least three feet deep that provides cover for a person entering
the unit and a transitional space between outside and inside the dwelling.
d. Landscaping planters (in-ground or constructed and raised) must be integrated into
transitional areas between the dwelling unit and the adjacent public and semi-public
realm areas (see the figures below for examples).
e. DEPARTURES may be proposed for the design criteria in subsection (3) above
featuring the symbol provided the design enhances the privacy of adjacent units
and provides an effective and attractive transition between the public and private
realm.
4. See section PAMC 17.22.330 for window design standards.
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Figure 17.22.170(C)(3)(a)
Examples of ground-level residential frontages.
The above images show ground-level residential frontages with setbacks of approximately 10’ (left image) and 5’ (right
image) along different street frontages for the same corner apartment building. These ground level units all have their
own private unit access from the sidewalk and are elevated above the sidewalk to enhance the privacy to the units. The
landscaping elements, brick posts, split-faced concrete block stoop walls, and black metal railings help to provide an
attractive and effective transition between the public and private realms.
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Figure 17.22.170(C)(3)(b)
Additional examples of ground-level residential frontages.
Good examples: Image A includes a stoop design with brick terraced planters and low wrought iron fences. Images B and C
include stoop designs with sidewalk level planters and concrete terrace planters.
Bad examples: Despite the raised ground level, the setback design in Image D is insufficient to meet the intent of the
standards. In Image E, the upper level building cantilever doesn’t meet the standards and creates a cold “cave stoop” like
form. The large areas of unscreened concrete walls in both examples are undesirable.
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17.22.180 – Where properties front onto multiple streets.
Where a property fronts onto more than one street and each street has a different frontage
designation, each building frontage must comply with the standards for the block frontage
upon which it fronts, with the following clarifications:
A. Conflicts. Where a conflict exists between frontage standards, the Director will apply the
standards of a block frontage pursuant to the following order of preference:
1. Storefront.
2. Mixed.
3. Landscaped.
4. Basic.
Subsections (B-E) below clarify how the order of preference works for particular frontage
elements.
B. Building Location. For corner sites with Landscaped block frontage on one street and
Storefront or Mixed on another, a Storefront frontage may wrap around the corner (on the
Landscaped block frontage side) for up to a half block width or no more than 120 feet
(whichever is more).
C. Entrances. For corner sites, entrances on both streets are encouraged, but only one
entrance is required. For corner sites with frontage on a Storefront block frontage on one
side, an entrance must be placed on the Storefront block frontage side. For corner sites
with a mix of designations that do not include a Storefront block frontage, the entry must
be placed on the side listed first in the order of preference identified above. An entrance at
the building corner and facing an intersection must be permitted under any of the above
scenarios.
DEPARTURES may be considered, provided the location and design of the entry and block
frontage treatments are compatible with the character of the area and enhance the
character of the street.
D. Transparency. For corner sites, at least one block frontage must meet the applicable
transparency standards (based on the order of preference above). For the second block
frontage, the Director may approve a reduction in the minimum amount of transparency by
50 percent. For street corners with the same designations on both frontages, buildings must
employ the full transparency on the dominant frontage (based on the frontage width or
established neighborhood pattern).
E. Parking. Surface parking (including ground floor parking in a structure) adjacent to a street
corner is not allowed, except:
1. On corner lots with Basic frontages on both streets.
2. On corners with other combination of block frontages, except those with a Storefront
designation, via a DEPARTURE and subject to the applicable departure criteria.
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Figure 17.22.180
Examples of ground-level residential frontages.
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Site Planning Standards
17.22.200 – Purpose.
A. To promote thoughtful pedestrian-oriented layout of buildings, parking areas, and
circulation, service, and on-site amenity elements.
B. To promote compatibility between developments and uses.
C. To enhance the circulation, access, and service areas of developments.
17.22.210 – Side and rear-yard setbacks.
A. Purpose.
1. To promote the functional and visual compatibility between developments.
2. To protect the privacy of residents on adjacent properties.
B. Side and rear setback standards. Table 17.22.210(B) below sets forth minimum side and
rear-yard setbacks in all zones between zero and 15-feet. The provisions below clarify
specific setback requirements:
Table 17.22.210(B)
Minimum side- and rear-yard setbacks.
Context Min. Setback
Two options for 0’ setbacks when allowed by applicable zoning district in
Table 17.20.040:
(1) Buildings adjacent to an alley when permitted in applicable zoning
district; or
(2) Window-less firewalls along other side or rear property lines for
storefront buildings located on and complying with Storefront or Mixed
block frontages. Such firewalls are limited in height to 25’ in the CSD
and CA zones.
0’
When required per subsection (C) below for light and air access and privacy
along the side and rear property lines. 15’
All other contexts (other than the two situations noted above) 5’
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C. Light and air access and privacy along the side and rear property lines. Buildings or
portions thereof containing multifamily dwelling units whose only windows face the interior
side or rear property line must be set back from the applicable property line at least 15 feet.
DEPARTURES will be considered where it is determined that the proposed design will not
create a compatibility problem based on the unique site context.
Figure 17.22.210(C)
Light/air access and privacy standards for multifamily residential buildings along
interior side and rear property lines.
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17.22.220 – Public space.
Public space refers to publicly accessible pedestrian-oriented spaces that are integrated into
non-residential or mixed-use developments.
A. Purpose.
1. To provide plazas that attract shoppers to commercial areas.
2. To provide plazas and other pedestrian-oriented spaces in commercial areas that
enhance the employees’ and public’s opportunity for active and passive activities, such
as dining, resting, people watching, and recreational activities.
3. To enhance the development character and attractiveness of commercial development.
B. Applicability.
Public space is required for all new non-residential and mixed-use use development with more
than 10,000 square feet of gross floor area.
C. Required size of space. Provide usable on-site public space equal to at least two percent of
the development site and meeting the design requirements of subsection (D) below. The
required area may consist of a single space or multiple spaces.
Figure 17.22.220(C)
Required size of public space.
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D. Public space design standards.
1. Required features.
a. The space or spaces must abut a public sidewalk or other major internal pedestrian
route and be designed to function as a focal point and gathering spot.
b. The space(s) must be ADA compliant and generally level with the adjacent sidewalk
or internal pedestrian route. Steps, ramps, and grade changes may be acceptable,
provided the outdoor space is designed to be visually and physically accessible from
the adjacent sidewalk or internal pedestrian route and the space meets all other
standards herein.
c. The space must feature no dimension less than 15-feet to provide functional leisure
or recreational activity. Exception: Portions of sidewalk area widened beyond
minimum standards may qualify as publicly accessible outdoor space, provided
storefronts abut the sidewalk.
d. The space must be publicly accessible every day from 6AM to 10PM.
e. Large spaces (larger than 5,000 square feet) must be designed to be multi-functional
to accommodate a variety of uses and activities.
f. The space must be framed on at least one side by a building that is oriented towards
the space (via entries and generous façade transparency). DEPARTURES will be
considered for unique configurations or designs that meet the purpose of the
standards.
g. Permanent weather protection along at least 50-percent of building edges at least
six feet deep with horizontal clearance between eight and 15 feet must be
integrated.
h. Paved walking surfaces of either concrete or approved unit paving are required.
Form-in-place pervious concrete paving is allowed. Gravel surface areas may be
allowed for special seating areas.
i. Pedestrian amenities must be integrated into the space. Examples include, but are
not limited to, site furniture, artwork, drinking fountains, shade structures kiosks, or
other similar features that complement the space and encourage use of the space
by a variety of users. Sensory experiences may vary with the season, with water
being present in the summer and a fire lit in the winter.
j. Lighting is required and integral to the design of the space for (1) safety and security,
(2) intended activities or events, and (3) creating a distinct and inviting atmosphere.
Lighting must conform to PAMC 17.22.270.
k. At least one individual seat per 60-square feet of plaza area or open public space is
required. At least 50-percent of the required seating must be built-in seating
elements, while provisions for moveable seating may be used for the remaining
percentage. Two-feet of seating area on a bench or ledge at least 16-inches deep at
an appropriate seating height qualifies as an individual seat. Reductions of up to 50-
percent will be considered for the integration of specialized public open spaces that
meet the purpose of standards herein.
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l. Landscaping components that add visual interest and do not act as a visual barrier
must be integrated into the space. Such components can include, but are not limited
to, trees, planting beds, raised planters, and potted plants.
m. Stormwater management elements and LID BMPs, like rain gardens, may be
integrated into the design of the space and may occupy up to 25-percent of the
required space. Where multiple publicly accessible open spaces are included within
a development, this standard applies to all such space combined, to allow flexibility
in the design of individual spaces.
2. Prohibited features.
a. Large expanses of uninterrupted paving or paving without pattern.
b. Asphalt paving.
c. Service and utility areas or venting of mechanical systems.
d. Long, narrow space with limited access.
e. Adjacent chain-link fences.
f. Adjacent “blank walls” without “blank wall treatment” (PAMC 17.22.350).
g. Outdoor storage.
Figure 17.22.220(D)
Public space examples.
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Figure 17.22.220(D)
Public space examples.
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17.22.230 – Residential amenity space.
Residential amenity area refers to spaces that are integrated into residential or mixed-use
developments primarily enjoyed by on-site residents for recreational and social uses.
A. Purpose.
1. To create usable amenity space that is suitable for leisure or recreational activities for
residents.
2. To create amenity space that contributes to the residential setting.
B. Applicability. Residential amenity space meeting the standards of this section is required
for all new:
1. Multifamily development.
2. Mixed-use development with residential dwellings.
3. Senior housing and other age-restricted facilities.
C. Amount required. Applicable developments are required to provide residential amenity
space equal to a minimum of:
1. 100 square feet per dwelling unit for studio and one-bedroom dwellings.
2. 150 square feet per dwelling unit for dwellings with two or more bedrooms.
NOTE: Both requirements above are cumulative and would need be met through amenity spaces
located throughout a building/development. Keep in mind that such space must meet the quality
standards below and that amenity space is not simple landscaping.
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D. Amenity space types.
1. The following table illustrates the types of residential amenity spaces that may be used
to meet the requirements in subsections (B) and (C) above.
Table 17.22.230(D)
Public space examples.
Residential amenity space type Percentage of required
amenity space
Cross-reference to applicable
design standards
Common outdoor recreation areas Up to 100% PAMC 17.22.230(E)(1)
Shared roof decks Up to 50% PAMC 17.22.230(E)(2)
Private ground level open space
(applicable only to adjacent dwelling
units)
Up to 100% PAMC 17.22.230(E)(3)
Private balconies (applicable only to
adjacent dwelling units)
Up to 25% PAMC 17.22.230(E)(4)
Shared indoor recreation areas Up to 25% PAMC 17.22.230(E)(5)
Children’s play areas Required for developments with
greater than 75 units
PAMC 17.22.230(E)(6)
2. Large multi-phase developments under single ownership. Each phase of development
must meet the minimum residential amenity space requirements herein. Developments
have the option to integrate a surplus of usable on-site open space in early phases and
apply the surplus space towards meeting the requirements for subsequent phases,
provided all applicable regulations are met.
E. Residential amenity space design standards.
1. Common outdoor recreation areas. Such spaces are internal to a development and
accessible to all tenants of a development, but may not be accessible to the general
public. Exception: For mixed-use buildings with commercial and residential uses, the
private internal common areas only need to be accessible to residents of the building.
Examples include, but are not limited to, include landscaped courtyards, decks, entrance
plazas, gardens with walkways, children’s play areas, swimming pools, and water
features. Accessible areas with native vegetation and areas used for storm water
retention, infiltration, or other multipurpose recreational and/or green spaces that meet
the design criteria herein may qualify as common outdoor recreation area.
Design criteria include all of the following:
a. The areas must be accessible to all residents of the development.
b. The minimum area is 500-square feet. The space must feature dimensions
necessary to provide functional leisure or recreational activity (unless otherwise
noted herein).
c. Shared porches may qualify as recreation area, provided they are at least eight-feet
in depth and 96-square feet in area.
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d. Required setback areas do not count as common outdoor recreation areas, except
for building entry plazas located in front setbacks. Vehicular circulation areas do not
count as common outdoor recreation areas.
e. The area must be located in accessible areas that are visible from units within the
development.
f. The area must feature paths, walkable lawns, landscaping, seating, lighting, play
structures, sports courts, or other pedestrian amenities to make the area more
functional and enjoyable for a range of users.
g. The area must be separated from ground level windows, streets, vehicular
circulation areas, service areas, and parking lots with landscaping, fencing, and/or
other acceptable treatments that enhance safety and privacy for both the recreation
areas and dwelling units.
h. Stairways and service elements located within or on the edge of the space are not
included in the recreation area calculations.
i. Natural, artificial, and stormwater ponds may be included in the shared open space.
A maximum of 50 percent of the pond surface area, as measured when the pond is
at its maximum designed depth, may be counted towards the minimum
requirements of subsection (C) of this section. Ponds must be integrated with trails
and other features listed above to qualify as shared open space.
j. Any children’s play areas integrated as a part of a common outdoor recreation area
must meet the standards of subsection (6) below.
DEPARTURES will be considered for the standards above provided they meet the
purpose of the standards and fill a recreational need for the residents of the
development. The use and design of the space must be integrated with the surrounding
site and building features in a manner that is complementary to the development and
any adjacent streetscape.
Figure 17.22.230(E)(1)
Common outdoor recreation area examples.
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Figure 17.22.230(E)(1)
Common outdoor recreation area examples.
Image A includes a combination of open lawn area for informal recreation plus walkways and decorative landscape areas to
enhance the setting for residents. Image B is a courtyard with includes walkways, seating areas, landscaped beds, and semi-
private spaces for adjacent ground level units. Image C includes a covered gathering space with outdoor grills adjacent to a
landscaped commons with a central walkway. Image D includes a common green area and separate fenced off-leash dog
area.
2. Shared roof decks. Such spaces are a type of private internal common area located on
the top of buildings or intermediate levels (e.g. upper floor building facade step-back
areas) and are available to all residents. Examples of amenities include, but are not
limited to, cooking and dining areas, seating areas, gardening areas, water features, and
pet play areas. Shared rooftop decks must meet the following design standards:
a. Must be available to all residents.
b. Space must feature hard-surfacing and provide amenities that encourage use, such
as seating, outdoor grills, and weather protection elements.
c. Space must integrate landscaping elements that enhance the character of the space
and encourage its use.
d. Space must incorporate features that provide for the safety of residents, such as
enclosures, railings, and appropriate lighting levels.
Figure 17.22.230(E)(2)
Shared roof deck examples.
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3. Private ground level open space. This space is adjacent and directly accessible to the
subject unit. Examples include yards, stoops, and porches. Private ground level open
space must meet the following design standards:
a. Such open spaces must be enclosed by a fence and/or hedge at least 32 inches in
height to qualify, but no higher than 42 inches when adjacent to a street, common
outdoor recreation area, or public space (see the sight obstruction height limits of
the Port Angeles Urban Services Standards and Guidelines Manual when near an
intersection). Taller privacy screens between units are acceptable.
b. Private porches that face a street or a publicly accessible common area may qualify
as amenity space, provided they are at least 54-square feet in area, with no
dimension less than six-feet.
c. Ground level private open space in excess of minimum requirements in subsection
(b) above must not be used in the calculations for determining the minimum useable
open space requirements for other units in the development [per PAMC
17.22.230(C)].
Figure 17.22.230(E)(3)
Private ground level open space examples.
4. Private balconies. This space is adjacent and directly accessible to the subject unit.
Private balconies must meet the following design standards:
a. Private balconies in mixed use or multifamily developments should be at least
partially recessed into the building façade, when provided, and integrated into the
building design to provide protection from the weather.
b. Balconies must be at least 36 square feet in area with no dimension less than six
feet to qualify as amenity space.
c. Individual balconies larger than the minimum size requirements in the preceding
subsection (b) must not be used in the calculations for determining the minimum
useable open space requirements for other units in the development [per PAMC
17.22.230(C)].
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Figure 17.22.230(E)(4)
Private balcony examples.
5. Shared indoor recreation areas. Examples include, but are not limited to, multi-purpose
entertainment space, fitness center, movie theater, kitchen, library, workshop,
conference room, or similar amenities that promote shared use and a sense of
community. Shared indoor recreation areas must meet the following design standards:
a. The space must be accessible to all residents of the development.
b. The minimum area is 250 square feet. The space must feature dimensions necessary
to provide functional leisure or recreational activity (unless otherwise noted herein).
c. The space must be located in a visible area, such as near an entrance, lobby,
elevator bank, or high traffic corridors.
d. The space must be designed specifically to serve interior recreational functions and
not merely be leftover unrentable space used to meet the open space requirement.
Such space must include amenities and design elements that will encourage use by
residents.
Figure 17.22.230(E)(5)
Shared indoor recreation area examples.
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6. Children’s play areas. Any children’s play areas integrated as a part of a shared
residential amenity space must meet all the following design standards (in addition to
the design standards listed above):
a. The minimum area is 400 square feet.
b. Measures necessary to protect children’s safety from vehicular traffic must be
included, such as low fencing or landscaping to provide a physical barrier around the
perimeter.
c. Shade and rest areas for supervision must be provided by using deciduous
landscaping, architectural elements (including but not limited to pergolas or
shelters), or other means.
d. Natural, creative play elements should be provided, such as ground slides from one
level to another, tricycle tracks, swings hung from arbors or trees, paths that
meander and are of varying materials and widths, water that can be manipulated,
outdoor rooms made from landscape or rocks, and berms and hills.
e. Play areas must be designed for a variety of ages, activities, and motor skills.
f. Play areas must be located in areas that are highly visible to residents.
Figure 17.22.230(E)(6)
Children’s play area example.
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17.22.240 – Internal pedestrian access and design.
A. Purpose.
1. To improve the pedestrian and bicycling environment by making it easier, safer, and
more comfortable to walk or ride among residences, to businesses, to the street
sidewalk, to transit stops, through parking lots, to adjacent properties, and connections
throughout the city.
2. To enhance access to on- and off-site open space areas and pedestrian/bicycle paths.
B. Access to sidewalk. All buildings must feature pedestrian connections to a sidewalk per
applicable block frontage standards in PAMC 17.22.100-170. See subsection (D) below for
walkway design standards.
Figure 17.22.240(B)
Examples of direct pedestrian access to buildings from the street.
C. Internal circulation.
1. For sites with multiple buildings:
a. Pedestrian paths connecting businesses and residential entries on the same
development site must be provided. Routes that minimize walking distances must
be utilized to the extent practical.
DEPARTURES will be considered where an indirect route would enhance the design
and/or use of a common usable open space. See subsection (D) below for walkway
design standards.
b. Pedestrian connections must be made at intervals no greater than 250 feet.
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Figure 17.22.240(C)(1)
Example site plan with internal and external pedestrian connections.
2. Sites with residential units. Direct pedestrian access must be provided between all
ground level unit entries and a public street or to a clearly marked walkway network or
open space that has direct access to a public street. Residential developments must
provide a pedestrian circulation network that connects all main entrances on the site to
other areas of the site, such as:
a. Parking areas.
b. Recreational areas.
c. Common outdoor areas.
d. Any pedestrian amenities.
For townhouses or other residential units fronting the street, the sidewalk may be used
to meet this standard.
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Figure 17.22.240(C)(2)(a)
Direct walkways between the street and dwelling units are required.
The entries of the example on the left connect directly to a public sidewalk while the entries in the right example connect
to a common path that extends to the sidewalk.
Figure 17.22.240(C)(2)(b)
Examples of attractive pedestrian connection through a residential development.
3. Crosswalks. Crosswalks are required when a walkway crosses an on-site paved area
accessible to vehicles.
a. Appearance. All crosswalks must contain contrasting material (such as concrete)
and/or patterns (such as stamped asphalt), excluding painted surfaces.
b. Raised crosswalks (speed tables). On sites larger than one acre, all crosswalks near
major building entrances, parking garage entries, vehicular entries to the site, and
other high-traffic areas must be vertically raised to sidewalk level. The purpose of
raised crosswalks is to provide a continuous walking or rolling surface, increase the
visibility of pedestrians, and slow the speed of vehicular traffic. This requirement
does not apply to crosswalks crossing public roadways.
4. Pedestrian walkways through parking lots. Developments with 50 or more parking
spaces must include specially marked or paved walkways through parking areas. At least
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one walkway must be provided for every four rows of parking, or at a maximum spacing
of 200 feet. The walkways must provide a safe connection to the building entrance and
meet the walkway design standards in subsection (D) of this section. See examples
below.
Figure 17.22.240(C)(4)
Parking lot pedestrian walkway standards and examples.
Note the location of the parking lot walkway in the upper right example (connecting shops in one building to the main
entry of a grocery store).
Note in both examples that the concrete walkway extends into the vehicular area to provide a highly visible and safe
crosswalk.
5. Connections to adjacent properties (including parks and trails). Except when adjacent
properties have less than five dwelling units, pedestrian walkways that connect to
adjacent properties must be provided. Public sidewalks in the right-of-way must not
count towards this requirement.
DEPARTURES will be considered where it is determined that internal connections are not
necessary or practical due to lot depths, steep slopes, or other contextual challenges.
6. Barriers that limit future pedestrian access are prohibited. Gates that limit access to
employees and residents are permitted. See subsection (D) below for walkway design
standards.
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D. Walkway design.
1. All internal pedestrian walkways must have a minimum six-feet-wide unobstructed
walking surface, except where wider walkways are prescribed elsewhere in this chapter
or where the applicable uses and context dictate wider walkways.
2. Where a pedestrian walkway is adjacent to perpendicular or angled parking, wheel stops
are required to prevent encroachment of parked vehicles over the walkway. In lieu of
wheel stops, an extra two feet of walkway width must be provided. See PAMC
17.22.250(B) for other situations in which wheel stops or curbing may be required.
3. Pedestrian walkways must be separated from structures by at least three feet for
landscaping except where the adjacent building façade meets the storefront block
frontage standards per PAMC 17.22.120.
DEPARTURES will be considered where other landscaping and/or façade design
treatments to provide attractive walkways are proposed. Examples include, but are not
limited to, sculptural, mosaic, bas-relief artwork, or other decorative treatments that
meet the purpose. Figure 17.22.240(D)(3) below provides one example.
Figure 17.22.240(D)(3)
Standards for pedestrian walkways adjacent to buildings.
Internal walkways adjacent to building walls that do not meet storefront façade standards must provide at least three feet
of landscaping to enhance the character of the walkway. The reviewing authority will consider alternative treatments,
such as decorative walls (right example).
4. Where walkways are between a parking lot and a multi-tenant commercial or mixed-use
building which is 100 feet or more long, walkways must feature a 12-foot wide sidewalk
with the following features:
a. Eight feet minimum unobstructed width.
b. Trees placed at an average of 50 feet on-center and placed in grates or in planting
strips as set forth in subsection (c) below.
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DEPARTURE: Breaks in the tree coverage will be considered near building entries to
enhance visibility.
c. Planting strips may be used between any vehicle access or parking area and the
walkway; provided, that the trees required above are included, the walkway meets
the applicable width standards herein, and the combined walkway and planting strip
is at least 12 feet wide.
d. See also PAMC 17.22.250(F) for applicable internal roadway design standards.
Figure 17.22.240(D)(2)
Example of a successful pedestrian sidewalk between parking lot and storefront.
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17.22.250 – Vehicular circulation and parking.
The standards herein supplement the provisions of the Port Angeles Urban Services Standards
and Guidelines Manual. Where there is a conflict, the provisions herein apply, except that the
City Engineer may override this requirement and apply the Public Works standard for a
driveway if the Public Works Director finds that a failure to apply the Public Works standards
will result in a threat to public safety.
A. Purpose.
1. To create a safe, convenient, and efficient network for vehicle circulation and parking.
2. To enhance the visual character of interior access roads.
3. To minimize conflicts with pedestrian circulation and activity.
B. Driveways. Driveways must meet the standards of the City of Port Angeles Urban Services
Standards and Guidelines Manual, including, but not limited to, standards for intersection
spacing, distance from crosswalks, and width.
C. Parking entry location. Parking lot and parking garage entries must provide vehicular
access in the following order of preference:
1. Alleys.
2. Basic block frontage streets.
3. Landscaped block frontage streets.
4. Mixed block frontage streets.
See related standards for parking and driveway location under Chapter 17.22 PAMC, Block
Frontage Standards.
D. Garage entries and pedestrian safety.
1. Parking garage entries must be well-integrated into the design of the building and must
not dominate the streetscape. They should be designed and sited to complement, not
subordinate, the pedestrian entry.
2. Where vehicles enter and exit a parking garage across a sidewalk or internal path, direct
visibility between pedestrians and motorists must be provided. Treatments must
include setback entries, cropped wall corners, wall openings, or other treatments to
enhance safety and visibility. Treatments should also include pavement markings or
changes in pavement materials. Mirrors and electronic visual/audio warnings alone
must not be acceptable methods of visibility.
3. Parking garage entries are encouraged to have flat driveways behind the sidewalk for
the length of at least one vehicle in order to enhance visibility between pedestrians and
motorists exiting the garage. Steeply sloping driveways immediately adjacent to a
sidewalk or internal path require greater application of visibility treatments described in
(D)(2) above.
4. Garage entry doors and gates, if provided, must be at least 50 percent transparent
between the bottom and top of the door or gate in order to enhance the safety of
garage users.
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Figure 17.22.250(D)
Acceptable parking garage entry/exit examples.
Left: This commercial/loading entry has cropped corners that are also utilized for store windows. Right: This residential
garage has a setback and cropped corners on both sides that are also integrated into the design of the building façade
above.
E. Drive-throughs.
Drive-through facilities are accessory to permitted uses. This includes drive-through lanes and
service windows for restaurants, banks, pharmacies, and other commercial uses.
1. Where permitted.
a. CA, CSD, CO, and CN zones. Permitted, provided the standards of this section are
met.
b. Drive-throughs are prohibited in the CBD zone, except for ticket kiosks at ferry
terminals and parking facilities.
2. Block frontage standards.
a. Parking areas. For the purpose of complying with the Landscaped or Mixed block
frontage standards in PAMC 17.22.130-140, drive-through lanes are considered a
parking area and are calculated as part of the parking area along the frontage.
Exception: In the CA zone, drive-through lanes are not considered a parking area.
b. Facades must comply with transparency requirements for the applicable block
frontage in PAMC 17.22.130-140.
3. Screening. Drive-through lanes, including waiting and holding lanes, must be buffered
from the street and internal walkways by one of the design options set forth in Table
17.22.250(E)(2) below:
Table 17.22.250(E)(3)
Drive-through lane screening standards and options.
When adjacent to a street When adjacent to an internal walkway
10’ wide planting strip with Type B or C landscaping per
PAMC 17.22.425
5’ wide planting strip with Type B or C landscaping per
PAMC 17.22.425.
5’ wide planting strip with Type B or C landscaping per
PAMC 17.22.425 combined with a wall at least 3’ high
A wall at least 3’ high constructed of brick, stone or siding
materials that matches the principal walls of the building.
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Table 17.22.250(E)(3)
Drive-through lane screening standards and options.
constructed of brick, stone, or siding materials that
matches the principal walls of the building.
4. Pedestrian access. Drive-through lanes must not prevent pedestrian access between a
public sidewalk and on-site buildings. Designated walkways must not be located within
required stacking space. See Figure 17.22.250(E)(4) for an example.
5. Noise. Noise from drive-through speakers must not be audible from adjacent residential
properties. See also Chapter 15.16 PAMC for noise control standards.
Figure 17.22.250(E)(5)
Drive-through example.
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17.22.260 – Service areas and mechanical equipment.
A. Purpose.
1. To minimize adverse visual, odor, fumes, and noise impacts of mechanical equipment,
utility cabinets and other service areas at ground and roof levels.
2. To provide adequate, durable, well-maintained, and accessible service and equipment
areas.
3. To protect residential uses and adjacent properties from impacts due to location and
utilization of service areas.
B. Location of ground-level service areas and mechanical equipment. Ground-level
building service areas and mechanical equipment includes loading docks, trash collection
and compactors, dumpster areas, storage tanks, electrical panels, HVAC equipment, and
other utility equipment. If any such elements are outside the building envelope at ground
level, the following location standards apply:
1. Service areas must be located for convenient service access while avoiding negative
visual, auditory, olfactory, or physical impacts on the streetscape environment and
adjacent residentially zoned properties.
2. Service areas must not be visible from the sidewalk and adjacent properties. Where the
Director finds that the only option for locating a service area is an area visible from a
public right-of-way, resident/customer parking area, internal walkway or pedestrian
area, or from an adjacent property, the service area must be screened with the
structural and landscaping screening measures provided in subsection (C) below.
3. Service areas for multiple users or tenants must be co-located or consolidated to the
extent practical.
4. Service areas must be sited for alley access if available. Service elements accessible from
an alley are exempt from the screening requirements of this section.
5. All service areas, including but not limited to trash collection areas, must include roofs
or overhead weather protection and must meet required stormwater standards.
Drainage must be designed to meet applicable NPDES standards.
6. Exterior loading areas for commercial uses must not be located within 20 feet of a
residentially zoned property.
DEPARTURE: Exterior commercial loading areas are exempt from this standard if the
reviewing authority finds such a restriction does not allow feasible development and
alternative design measures can successfully mitigate potential negative impacts. For
example, areas and drives may be required to be separated from the residential lot by a
masonry wall at least eight feet high.
7. Other provisions of this section notwithstanding, service areas used by residents must
be located to avoid entrapment areas and other conditions where personal security is
potentially a problem. Pedestrian-scaled lighting or other measures may be needed to
enhance security.
8. Noise-producing mechanical equipment, such as fans, heat pumps, etc., must be located
and/or shielded to minimize sounds and reduce impacts to adjacent dwelling units.
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9. Dumpster storage areas must be provided for all development, located on site and not
in the public right-of-way, and sized to accommodate the minimum dumpster sizes (as
provided by the Port Angeles engineering standards).
C. Screening of ground-level service areas and mechanical equipment. Where screening
of ground level service areas is required [see subsection (2)(b) of this section], the following
applies:
1. Structural enclosures must be constructed of masonry, heavy-gauge metal, heavy
timber, or other decay-resistant material that is also used with the architecture of the
main building. Alternative materials other than those used for the main building are
permitted if the finishes are similar in color and texture, or if the proposed enclosure
materials are more durable than those for the main structure. The walls must be
sufficient to provide full screening from the affected roadway, pedestrian areas, or
adjacent use, but must be no greater than seven feet tall. The enclosure may use
overlapping walls as a screening method. See Figure 17.22.260(C) below.
2. Gates must be made of heavy-gauge, sight-obscuring material. Chain link or chain link
with slats is not an acceptable material for enclosures or gates.
3. Where the interior of a service enclosures is visible from surrounding streets, walkways,
or residential units, an opaque or semi-opaque horizontal cover or screen must be used
to mitigate unsightly views. The horizontal screen/cover should be integrated into the
enclosure design (in terms of materials and/or design).
4. Trash collection points must be located and configured so that the enclosure gate swing
does not obstruct pedestrian or vehicle vehicular traffic, or does not require that a
hauling truck project into any public right-of-way. Screening elements must allow for
efficient service delivery and removal operations.
5. The service area must be paved.
6. The sides and rear of service enclosures must be screened with Type II landscaping at
least five-feet wide in locations visible from the street, parking lots, and walkways to
soften views of the screening element and add visual interest. Plants must be arranged
with a minimum of 50 percent coverage at time of installation and be able to grow to
fully screen or shield the equipment within three years.
DEPARTURES will be considered, provided the enclosure and landscaping treatment
meet the purpose of the standards and add visual interest to site users.
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Figure 17.22.260(C)
Acceptable trash screening enclosures.
All examples use durable and attractive enclosures with trees and shrubs to soften views of the enclosures from the side.
Image C and D use a trellis and weather protection structure on top – a desirable feature particularly where the top of the
enclosures are visible from surrounding buildings, streets, and walkways (due to topography or building heights).
D. Utility meters, electrical conduit, and other service utility apparatus. These elements
must be located and/or designed to minimize their visibility to the public. Project designers
are strongly encouraged to coordinate with applicable service providers early in the design
process to determine the best approach in meeting these standards. If such elements are
mounted in a location visible from the street, pedestrian walkway, common outdoor
recreation area, or shared auto courtyards, they must be screened with vegetation and/or
integrated into the building’s architecture.
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Figure 17.22.260(D)
Utility meter location and screening - good and bad examples.
Place utility meters in less visible locations. Images A and C are successfully tucked away in a less visible location and/or
screened by vegetation. Images B and D are poorly executed and would not be permitted in such visible locations. Such
meters must be coordinated and better integrated with the architecture of the building.
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E. Roof-mounted mechanical equipment.
1. All rooftop mechanical equipment, including air conditioners, heaters, vents, and similar
equipment must be fully screened from public view at the street level and from rooftop
residential amenity spaces. Screening must be located so as not to interfere with
operation of the equipment.
Exception: Roof-mounted wind turbines, solar energy and photovoltaic systems, and
rainwater reuse systems do not require screening.
2. For rooftop equipment, all screening devices must be well integrated into the
architectural design through such elements as parapet walls, false roofs, roof wells,
clerestories, or equipment rooms. Screening walls or unit-mounted screening is allowed
but less desirable. Wood must not be used for screens or enclosures. Louvered designs
are acceptable if consistent with building design style. Perforated metal is not permitted.
3. The screening materials must be of material requiring minimal maintenance and must
be as high as the equipment being screened.
4. Noise producing mechanical equipment, such as fans, heat pumps, etc., must be located
and/or shielded to minimize sounds and reduce impacts to adjacent dwelling units.
Figure 17.22.260(E)
Examples of how to screen roof-mounted mechanical equipment.
The left illustration shows how rooftop mechanical equipment can be located and screened effectively. The right images
shows effective location and screening, including side walls and a trellis to screen views from taller surrounding buildings.
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17.22.270 – Site lighting.
NOTE: This section builds off existing PAMC 17.14.080(B) and 17.15.080(B). These basic standards
will help curtail nighttime light pollution, a key consideration for Port Angeles’ natural setting and
proximity to Olympic National Park. Light standards also help reduce energy use, promote public
health, preserve wildlife habitat, among other goals listed in the purpose statements.
A. Purpose.
1. To ensure that lighting contributes to the character of the streetscape and does not
disturb adjacent developments and residences.
2. Protect against light pollution, thereby reclaiming the ability to view the night sky and
helping to preserve the quality of life and scenic value of this desirable visual resource
throughout the region and nearby natural open spaces.
3. Help protect and enhance human health and wellness and wildlife habitation and
migration by minimizing light pollution and its impact on all forms of life.
4. Promote lighting practices and systems to conserve energy, decrease dependence on
fossil fuels, and limit greenhouse gas emissions.
5. Ensure that sufficient lighting can be provided where needed to promote safety and
security on public and private property, and to allow for reasonable lighting for outdoor
activities.
6. Provide attractive lighting that supports and enhances the urban environment,
emphasizes architectural elements, and encourage pedestrian activity and wayfinding
beyond daylight hours, especially during the long nights of Pacific Northwest winters.
B. Applicability. All outdoor lighting must comply with the provisions herein, unless otherwise
exempted. This includes, but is not limited to, new lighting, replacement lighting, additions
and alterations, or any other lighting whether attached to buildings, poles, structures, the
earth, or any other location.
1. The following types of lighting are exempt from the provisions of this section:
a. Lighting solely for signs.
b. Underwater lighting.
c. Temporary and seasonal cord-and-plug portable lighting.
d. Construction or emergency lighting.
e. Outdoor rope and string lights for outdoor seating and gathering areas.
C. General standards.
1. All luminaires must be fully shielded and must not emit light into the upper hemisphere
around the luminaire or onto adjacent properties and structures, either through
exterior full cut-off shields or through optics within the fixture. Support and mounting
systems for luminaires must not allow post-installation adjustments that could defeat
compliance of this requirement.
2. City-approved standardized fixtures must be used for sidewalk lighting located within
the right-of-way or publicly accessible easements on private property.
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3. On-site lighting elements throughout and surrounding the site should be
complementary, including pedestrian walkway, accent and parking lot lighting, and
lighting of adjacent developments and the public right-of-way.
4. Except as provided in this section, outdoor lighting is encouraged to follow the intensity,
technology, and other recommendations of the International Dark Sky Association and
the Illuminating Engineering Society of North America.
Figure 17.22.290(C)
Appropriate exterior light shielding.
D. Height.
1. Freestanding lighting fixtures in parking lots must not exceed 20 feet in height. Lighting
fixtures on the top level of parking garages must not exceed 12 feet in height.
2. Pedestrian scale lighting must not exceed 16 feet in height.
3. Building-mounted exterior lighting must not be placed at any point greater than 20 feet
above the adjacent grade, except the height limit is 14 feet when within 100 feet of a
residential zone. This standard does not apply to fully recessed lights, such as when
mounted on the underside of a gas station fueling canopy or a building roof overhang.
Figure 17.22.290(D)
Examples of site lighting.
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E. Parking lot lighting. Lighting in parking lots must be appropriate to create adequate
visibility at night and evenly distributed to increase security. Lighting must be located so
that trees within the parking lot do not obscure the operation of the light fixture.
F. Lighting color (chromaticity). The correlated color temperature of all outdoor lighting
must be 3,500 Kelvin maximum or lower (refer to American National Standard Institutes
publication C78.377 for guidance on LED lighting). Exceptions may be made for architectural
floodlighting, accent lighting, or outlining.
Figure 17.22.290(F)
Kelvin temperature chart
G. Exterior lighting controls.
1. Automated control systems, such as energy management systems, photoelectric
switches, motion sensors, and astronomic timer switches, must be used to meet the
hours of operation requirements and the technical and energy efficiency requirements
of the applicable Washington State Energy Code.
2. Exceptions:
a. Egress lighting as required by the Building Code.
b. Lighting required for accessibility.
c. Lighting required by statute, law, or ordinance to operate all night.
d. A manual override at each exit door is allowed regardless of automatic control
device.
e. Seasonal holiday lighting and event lighting.
H. Prohibited lighting.
1. Dynamic lighting.
2. Luminaires exceeding 500,000 peak candelas and/or 500,000 lumens.
3. Laser lighting.
4. Any lighting of critical areas.
5. Any lighting that may be confused with warning signals, emergency signals, or traffic
signals.
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6. Mercury, low pressure sodium, or other light sources in public areas that can impede or
distort the perception of actual colors.
7. Blinking, flashing, intermittent, and/or moving lights unless specifically allowed
elsewhere in the Port Angeles Municipal Code.
8. Lighting permanently attached to trees.
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Building Design Standards
17.22.300 – Purpose.
This section provides standards for the design of buildings consistent with the goals and
policies of the Comprehensive Plan. See the individual “purpose” statements under each
section.
17.22.310 – Building character.
SURVEY RESULTS
[18] Corporate architecture: Prohibit designs that is cost ly or difficult to convert to other
uses. Where should such a prohibition be applied?
5. Citywide (all commercial zones)
June 9 workshop: 66% / Online SurveyMonkey: 62%
4. Only in Downtown
June 9 workshop: 13% / Online SurveyMonkey: 15%
3. Only in the neighborhood commercial areas (8th Street, C Street, Lauridsen Blvd.)
June 9 workshop: 7% / Online SurveyMonkey: 15%
2. Neutral/unsure
June 9 workshop: 5% / Online SurveyMonkey: 4%
1. Nowhere – this is a bad idea
June 9 workshop: 10% / Online SurveyMonkey: 4%
[19] Architectural Character: Other than corporate architecture, avoid strict design standards
that restrict architecture styles and diversity.
Scoring: 5 = great idea/high priority; 3 = neutral; 1 = very bad idea
June 9 workshop average score: 3.7
Online SurveyMonkey average score: 3.7
MAKERS recommendation: Prohibit corporate architecture in all commercial zones. Do not require
any specific architectural styles for any type of development in any zones.
A. Purpose.
1. To promote buildings with an architectural character that reflects the Port Angeles
aesthetic and is based on human-scaled design details, durable high-quality materials,
sustainable design measures, and responds uniquely to the site’s context.
2. To emphasize that high-quality design is most critical to Port Angeles’ high-visibility sites
and corridors.
3. To avoid generic, corporate architectural design that degrades the character and
identity of Port Angeles.
B. Corporate architecture prohibited. Architecture that is defined predominately by
corporate identity features and is difficult to adapt to other uses is prohibited. For example,
some franchise convenience uses have very specific architectural features (such as a
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distinctive roofline design that functions as a sign) that reinforce their identity. As tenants
change in these types of buildings, these corporate identity features can negatively impact
the character of the area and identity of new tenants. These features can also be very
expensive to reconfigure and adapt to new uses.
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17.22.320 – Building massing and articulation.
SURVEY RESULTS
Scoring: 5 = great idea/high priority; 3 = neutral; 1 = very bad idea
[20] Implement basic façade massing & articulation standards for large build ings.
June 9 workshop average score: 4.1
Online SurveyMonkey average score: 4.3
MAKERS recommendation: Move forward with concepts.
A. Purpose. This section contains standards that affect the massing of buildings through
façade design articulation, façade width, and roofline design. The purpose of this section is:
1. To employ architectural elements (like windows, balconies, entries, etc.) that create a
complementary pattern or rhythm, dividing large buildings into smaller identifiable
pieces.
2. To integrate substantial articulated/modulated features on large buildings to break up
the massing and add visual interest.
B. Façade articulation – nonresidential. Nonresidential buildings and nonresidential
portions of mixed-use buildings must include articulation features to create a human-scaled
pattern. For building façades and other building elevations facing parks, containing primary
building entrances, and adjacent to lower intensity zones, at least three articulation features
must be employed at intervals no greater than 30 feet in the CBD, CN, CO, and CSD zones,
and 40 feet in the CA zone.
Articulation features include:
1. Window patterns and/or entries.
2. Use of weather protection features.
3. Use of vertical piers/columns.
4. Change in roofline per subsection (F) of this section.
5. Change in building material or siding style.
6. Other design techniques that effectively reinforce a pattern of small storefronts
compatible with the building’s surrounding context.
For non-storefront building elevations, the following additional features may be used to
meet façade articulation standards:
7. Vertical elements such as a trellis with plants, green wall, or art element.
8. Providing vertical building modulation of at least 12 inches in depth if tied to a change in
roofline per subsection (F) of this section or a change in building material, siding style, or
color.
9. Other design techniques that effectively break up the massing of structures and add
visual interest.
DEPARTURE: Other articulation features may be approved, provided they meet the purpose
of the standards and the design criteria set forth in subsection (D) of this section.
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Figure 17.22.320(B)
Nonresidential articulation examples.
The left image uses window patterns, weather protection elements, and roofline modulation. The photo example to the
right also includes window patterns and weather protection along with a change in masonry texture and color to
articulate the façade. The lower example illustrates how a multitenant retail building can successfully be articulated
(windows, weather protection, vertical building modulation, and roofline changes).
C. Façade articulation – residential. Residential buildings and residential portions of mixed-
use buildings must include articulation features at intervals that relate to the location/size
of individual units within the building (or no more than every 30 feet) to break up the
massing of the building and add visual interest and compatibility to the surrounding
context. For building façades and other building elevations facing parks, containing primary
building entrances, and adjacent to lower intensity zones, at least three articulation features
must be employed at intervals no greater than the unit interval or 30 feet (whichever is
less).
For all other building elevations, except firewalls, at least two articulation features must be
employed at intervals no greater than 30 feet.
Articulation features include:
1. Use of windows and/or entries.
2. Change in roofline per subsection (F) of this section.
3. Change in building material, siding style, and/or window pattern.
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4. Providing vertical building modulation of at least 12 inches in depth if tied to a change in
roofline modulation per subsection (F) of this section or a change in building material,
siding style, or color. Balconies may be used to qualify for this option if they are
recessed or projected from the façade by at least 18 inches. Juliet balconies or other
balconies that appear to be tacked on to the façade will not qualify for this option unless
they employ high quality materials and effectively meet the purpose of the standards.
5. Vertical elements such as a trellis with plants, green wall, or art element.
6. Other design techniques that effectively break up the massing at no more than
maximum articulation intervals.
DEPARTURE: Other designs will be considered provided they meet the purpose of the
standards and the design criteria set forth in subsection (D) of this section.
Figure 17.22.320(C)
Residential articulation examples.
Below Image A uses a combination of vertical building modulation, window patterns, material changes, and roofline
modulation. Image B is unacceptable.
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D. Departure criteria associated with articulation standards. Proposals must meet the
purpose of the standards. The following criteria will be considered in determining whether
the proposed articulation treatment meets the “purpose”:
1. The type and width of the proposed articulation treatment and how effective it is in
meeting the purpose given the building’s context.
2. The applicable block frontage designation. Basic block frontages warrant more flexibility
than block frontages designated as mixed or landscaped.
3. The size and width of the building. Smaller buildings warrant greater flexibility than
larger buildings.
4. The quality of façade materials in concert with doors, windows, and other façade
features and their ability to add visual interest to the street from a pedestrian scale and
more distant observable scales.
E. Maximum façade width. For most buildings, small scale articulation techniques are
sufficient to reduce the perceived scale of buildings, add visual interest, and contribute to
the pedestrian environment. Larger buildings need more substantial articulated/modulated
features to break up the massing and add visual interest.
This standard applies to building façades and other building elevations facing parks,
containing primary building entrances, and adjacent to lower intensity zones. All applicable
façades and elevations wider than 120 feet in the CBD, CO, CN, and CSD zones and 150 feet
in the CA zone must include at least one of the following features to break up the massing
of the building and add visual interest. Building walls facing alleys, rear or side yards are not
subject to the standards herein, except for zone edge properties, when adjacent to a lower
intensity zone.
1. Provide vertical building modulation at least six feet deep and 15 feet wide. For multi-
story buildings, the modulation must extend through more than one-half of the building
floors.
2. Use of a contrasting vertical modulated design component featuring all of the following:
a. Component extends through all floors above the first floor fronting on the street.
Exception: upper floors that are set back more than ten-feet horizontally from the
façade are exempt.
b. Utilizes a change in building materials that effectively contrasts with the rest of the
façade.
c. Component is modulated vertically from the rest of the façade by an average of six
inches.
d. Component is designed to provide roofline modulation per subsection (F) of this
section.
3. Façade employs building walls with contrasting articulation that make it appear like two
distinct buildings. To qualify for this option, these contrasting façades must employ all of
the following:
a. Different building materials and/or configuration of building materials.
b. Contrasting window design (sizes or configurations).
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4. DEPARTURES will be considered provided the design meets the purpose of the
standards. Supplemental consideration for approving alternative design includes the
following:
a. Width of the façade. The larger the façade, the more substantial articulation/
modulation features need to be.
b. Block frontage designation. Storefront block frontages warrant the most scrutiny
while Basic block frontages warrant more flexibility.
c. The type of articulation treatment and how effective it is in meeting the purpose
given the building’s context.
Figure 17.22.320(E)(1)
Illustrating maximum façade width standards.
The value of X depends on the zone, either 120’ or 150’. See (E) above.
Less than X’ wide: Meets guideline.
More than X’ wide: Does not meet guideline.
Building incorporates a courtyard along the façade (technique #1 noted above) to effectively break it up into smaller
components: Meets guideline.
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Figure 17.22.320(E)(2)
Façade width examples.
The central portion of the left building (Image A) employs substantial horizontal and vertical modulation (from adjacent
building elevation segments), a different mix of façade materials, distinctive rooflines and different window fenestration
techniques to effectively break up the building massing. Image B building employs distinct façades to lend the appearance
that it is several different buildings.
Image C and D buildings feature a combination of modest vertical modulation, roofline modulation, and window
fenestration techniques, but lack the techniques to visually break up its expansive and repetitious façade length.
F. Roofline modulation. In order to qualify as a façade articulation feature in subsections (B),
(C), and (E) of this section, rooflines must employ one or both of the following:
1. For flat roofs or façades with horizontal eave, fascia, or parapet, the minimum vertical
dimension of roofline modulation is the greater of two feet or 0.1 multiplied by the wall
height (finish grade to top of the wall) when combined with vertical building modulation
techniques described in the subsections above. Otherwise, the minimum vertical
dimension of roofline modulation is the greater of four feet or 0.2 multiplied by the wall
height.
2. A pitched roofline or gabled roofline segment (where allowed) of at least 20 feet in
width. Buildings with pitched roofs must include a minimum slope of 5:12 and feature
modulated roofline components at the interval by PAMC 17.22.320(B) and (C) above.
DEPARTURE: Other designs will be considered provided the roofline modulation design
effectively reduces the perceived scale of the building and adds visual interest.
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Figure 17.22.320(F)
Acceptable examples of roofline modulation.
Roofline modulation qualifies as an articulation feature when combined with vertical building modulation techniques.
The left building illustrates a pitched roof example and the right building illustrates a flat roof example.
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17.22.330 – Building details.
SURVEY RESULTS
Scoring: 5 = great idea/high priority; 3 = neutral; 1 = very bad idea
[21] Implement standards requiring a modest minimum number of building details on the
ground floor of commercial and mixed-use buildings.
June 9 workshop average score: 4.0
Online SurveyMonkey average score: 4.3
MAKERS recommendation: Move forward with concepts.
A. Purpose. This section contains standards that affect the human experience of architecture
at the ground level and the quality of windows. The purpose of this section is:
1. To encourage the incorporation of design details and small scale elements into building
façades that are attractive at a pedestrian scale.
2. To integrate window design that adds depth, richness, and visual interest to the façade.
3. To create clear and welcoming building entries.
B. Façade details – nonresidential and mixed-use buildings. The ground floor of all
commercial and mixed-use buildings must be enhanced with appropriate details.
1. This standard applies to building façades and building elevations facing parks and
containing primary building entrances.
2. All new buildings must employ at least one detail element from each of the three
categories in subsection (C) for each façade articulation interval (see PAMC 17.22.330).
2. All additions associated with Level II and III improvements (see PAMC 17.22.030) must
employ at least one detail element from each of the three categories in subsection (C)
for each façade articulation interval (see PAMC 17.22.330).
For example, a building with 120 feet of street frontage with a façade articulated at 30-foot
intervals will need to meet the standards for each of the four façade segments below.
C. Façade detail categories.
1. Window and/or entry treatment:
a. Display windows divided into a grid of multiple panes.
b. Transom windows.
c. Roll-up windows/doors.
d. Other distinctive window treatment that meets the purpose of the standards.
e. Recessed entry.
f. Decorative door.
g. Other decorative or specially designed entry treatment that meets the purpose of
the standards.
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Figure 17.22.330(B)(1)
Examples of decorative or specially designed windows and entries.
Examples of decorative or specially designed windows and entries. A = openable storefront window. B = transom
windows. C = openable window with decorative details. D = decorative window shades. E = decorative door. F = recessed
entry.
2. Building element, façade attachment, or façade detail:
a. Custom-designed weather protection element such as a steel canopy, cloth awning,
or retractable awning.
b. Decorative building-mounted light fixtures.
c. Bay windows, trellises, towers, and similar elements.
d. Decorative, custom hanging sign(s) (option only available for building remodels).
e. Other details or elements that meet the purpose of these standards.
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Figure 17.22.330(B)(2)
Examples of decorative or specially designed windows and entries.
3. Decorative material and artistic elements:
a. Decorative building materials/use of building materials. Examples include, but are
not limited to, decorative use of brick, tile, or stonework.
b. Artwork on building, such as a mural or bas-relief sculpture.
c. Decorative kick-plate, pilaster, base panel, or other similar feature.
d. Hand-crafted material, such as special wrought iron or carved wood.
e. Other details that meet the purpose of the standards.
DEPARTURES will be considered, provided the façade (at the overall scale and at the
individual articulation scale) meets the purpose of the standards above.
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Figure 17.22.330(B)(3)
Examples of decorative surface materials.
Examples of decorative surface materials. A = decorative brick/design. B = decorative tile-work and column pattern. C =
decorative medallion. D = decorative mosaic tile work. E = decorative bulkhead. F = decorative materials and design.
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C. Window design standards.
1. All windows (except storefront display windows) must employ designs that add depth
and richness to the façade. At least one of the following features must be included to
meet this requirement:
(a) Recess windows at least 1.5 inches from the façade.
(b) Incorporate window trim (at least three inches wide) around windows.
(c) Incorporate other design treatments that add depth, richness, and visual interest to
the façade.
DEPATURES from the window standards above will be considered, provided the design
meets the purpose of the standards.
Figure 17.22.330(C)(1)
Acceptable and unacceptable window design examples.
The windows in Image A is recessed by at least 1.5” from the façade. Images B and C feature trim at least 3” wide. Images
D and E feature a reveal/recess of less than 1.5”, but the contrasting frames and mullions effectively add a sense of depth
and richness to the façade. The treatment in Image F does not effectively add a sense of depth and richness to the façade.
2. Standards for specialty glass and treatments:
a, Ground floor windows on all buildings may not use glass that is highly reflective,
mirrored, darkly-tinted, frosted, perforated, or otherwise treated to obscure visibility
into the building.
b. Exception: Frosted glass is allowed for ground floor residential units located within
15 feet of a sidewalk (see PAMC 17.22.170 for related standards). The treatment
must not cover more than 50 percent of any window.
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(ii) On other floors, highly reflective and mirrored glass must not be used on more
than ten-percent of a building façade or other building elevations facing parks and
containing primary building entrances.
D. Cornice/roofline design for flat roofs. Nonresidential and mixed-use buildings employing
a flat roof must employ a distinctive roofline that effectively provides an identifiable “top” to
the building, including one of the following [Figure 17.22.330(D) below illustrates examples]:
1. A traditional cornice line or a contemporary interpretation of a traditional cornice line.
Such rooflines must be proportional to the size and scale of the building.
2. Understated cornice lines are permitted depending on the materials and design of the
base and middle elements in reinforcing the base/middle/top configuration.
Rooftop solar units are permitted, provided the placement and design of units visible
from the surrounding streetscape are carefully integrated into the overall design
concept of the building.
DEPARTURE: Alternative roofline designs may be acceptable, provided the building
design, collectively, meets the purpose of the standards. For example, additional
articulation treatments and/or detailing may help the building meet the departure
criteria.
Figure 17.22.330(D)
Examples of buildings employing confident and distinctive rooflines.
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E. Articulated building entries. The primary building entrance for an office building, hotel,
apartment building, public or community-based facility or other multi-story commercial
building must be designed as a clearly defined and demarcated standout architectural
feature of the building. Such entrances must be easily distinguishable from regular
storefront entrances on the building and must be scaled proportional to the building. See
Figure 17.22.330(E) below for good examples.
Figure 17.22.330(E)
Building entry examples.
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17.22.340 – Building materials.
SURVEY RESULTS
Scoring: 5 = great idea/high priority; 3 = neutral; 1 = very bad idea
[22] Implement standards for the use and design of key materials like concrete blocks, EIFS,
metal, and cementious panels.
June 9 workshop average score: 3.9
Online SurveyMonkey average score: 4.0
MAKERS recommendation: Move forward with concepts.
A. Purpose.
1. To encourage the use of durable, high quality, and urban building materials that
minimize maintenance cost and provide visual interest from all observable vantage
points.
2. To promote the use of a distinctive mix of materials that helps to articulate façades and
lends a sense of depth and richness to the buildings.
3. To place the highest priority on the first floor in the quality and detailing of materials at
the pedestrian scale.
B. Quality building materials.
1. Applicants must use high quality durable materials. This is most important for the base
of buildings, particularly for commercial and mixed use buildings where the façade is
sited close to sidewalks.
2. Prohibited exterior building materials:
a. Fiberglass.
b. Vinyl and plastic siding.
c. Plywood.
d. T-111 siding.
3. The use of sustainably harvested, salvaged, recycled, or reused products is encouraged
wherever possible.
4. Stone, brick, or tile masonry, must be used for the first floor of cladding (excluding
window and door areas) on nonresidential or mixed-use buildings and the first two feet
of residential buildings. Architectural concrete may be used on the first two feet above
grade for residential and non-residential buildings and for building columns on the first
floor of non-residential buildings.
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C. Special conditions and limitations for concrete block (also known as concrete
masonry unit or CMU). Concrete block may be used as a cladding material if it is
incorporated with other permitted materials and/or incorporates a combination of textures
and/or colors to add visual interest. For example, combining split or rock-façade units with
smooth blocks can create distinctive patterns. The figure below illustrates acceptable
concrete block use/designs.
Figure 17.22.340(C)
Acceptable concrete block use and design.
Building A uses alternating rows of concrete block and brick as an effective and contrasting accent material for its podium
structure. Building B uses CMU as the primary cladding material for the ground level. Note the use of split-façade CMU’s
above each of the awnings and coupled with the use of smooth-façade CMU’s on the vertical columns (which employ
black accent tiles for added interest).
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D. Special conditions and limitations for metal siding. Metal siding may be used as a
secondary cladding material (no more than 35 percent of the cladding for the façade and no
more than 50 percent for other buildings elevations) if it is incorporated with other
permitted materials and complies with the following standards:
1. It must feature visible corner molding and trim and must not extend lower than two feet
above grade. Masonry, concrete, or other durable material must be incorporated
between the metal siding and the ground plane.
2. Metal siding must be factory finished with a matte, nonreflective surface.
3. Use of at least two colors of metal siding on the façade is encouraged but not required.
DEPARTURES: Other designs will be considered, provided the material’s integration and
overall façade composition meets the purpose of the standards.
Figure 17.22.340(D)
Acceptable metal siding examples.
The buildings in Image A and B integrate a range of metal siding with masonry and other materials.
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E. Special conditions and limitations for the use of exterior insulation and finish system
(EIFS). Such material/finishes may be used as a decorative accent cladding material if
incorporated with other permitted materials and compliant with the following:
1. EIFS is allowed as a secondary cladding material.
2. EIFS must feature a smooth or sand finish only.
3. EIFS must be trimmed in wood, masonry, or other material and must be sheltered from
weather by roof overhangs or other methods.
4. EIFS must not extend lower than eight feet above grade. Concrete, masonry, or other
durable material must be used for ground level wall surfaces to provide a durable
surface where damage is most likely.
DEPARTURES will be considered provided, the material’s integration and overall façade
composition meets the purpose of the standards.
Figure 17.22.340(E)
Acceptable and unacceptable EIFS examples.
Left image: Note the use of brick and decorative concrete block on the ground level and EIFS on the second floor. The
window treatments visible on the second floor add depth and interest to the façade. Right image: EIFS is used for all
building elevations above the first floor.
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F. Special conditions and limitations for cementitious wall board paneling/siding. Such
material may be used, provided it meets the following provisions:
1. Cement board paneling/siding may not be used on the ground floor of nonresidential or
mixed-use buildings where adjacent to a sidewalk or other pedestrian path.
2. Where cement board paneling/siding is used, the design must integrate a mix of colors
and/or textures that are articulated consistent with windows, balconies, and modulated
building surfaces and are balanced with façade details that add visual interest from the
ground level and adjacent buildings. Specifically, no more than 30 percent of the
façade’s cladding and 40 percent of other building elevations cladding may be one
texture and color of cement board.
DEPARTURES: Other designs will be considered, provided the material’s integration and
overall façade composition meets the purpose of the standards.
Figure 17.22.340(F)
Acceptable and unacceptable cementitious wall board examples.
The building on the left uses cement board in different textures and colors to help articulate the façade. The white color
replicates the board and batten style in the left image and green color in the right image effectively replicates horizontal
wood siding. The wall board panels covering a large area in a single color as in right image would not meet the purpose of
the standards.
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17.22.350 – Blank wall treatment.
A. Purpose.
1. To avoid untreated blank walls.
2. To retain and enhance the character of Port Angeles’ streetscapes.
B. Blank wall definition. A wall (including building façades and retaining walls) is considered a
blank wall if it is over ten-feet in height, has a horizontal length greater than 15 feet, and
does not include a transparent window or door.
Figure 17.22.350(B)
Blank wall definition.
C. Blank wall treatment options. Untreated blank walls visible from a street, public space,
residential amenity space, or pedestrian walkway are prohibited. Methods to treat blank
walls include the following (a variety of treatments may be required to meet the purpose of
the standards):
1. Display windows at least 16 inches of depth to allow for changeable displays. Tack on
display cases do not qualify as a blank wall treatment.
2. Landscape planting bed at least five feet wide or a raised planter bed at least two feet
high and three feet wide in front of the wall with planting materials that are sufficient to
obscure or screen at least 60 percent of the wall’s surface within three years.
3. Installing a vertical trellis or “green wall” in front of the wall with climbing vines or plant
materials. The method must be sufficient to obscure or screen at least 60 percent of the
wall surface within three years. This option requires an irrigation and maintenance plan
sufficient to maintain healthy plants for the life of the building.
4. Installing a non-commercial mural or other permanent art feature, such as metal work
or mosaics, subject to final approval by the Director.
5. Building detailing that adds visual interest at a pedestrian scale such as belt courses of
masonry, decorative tile work, or accent lighting. Such detailing must use a variety of
surfaces; monotonous designs will not meet the purpose of the standards.
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Figure 17.22.350(C)
Blank wall treatment examples.
Image A uses an artistic mural; Image B uses a landscape planting bed; Image C uses a trellis with a vine plant; Image D
uses an elevated planting bed and a trellis.
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Landscaping Standards
NOTE: New landscaping standards are recommended to expand and enhance the current set of
limited landscaping standards that currently exist in code.
17.22.400 – Purpose.
Landscaping is necessary to provide a well-balanced, aesthetically pleasing environment for the
residents, business, and visitors of Port Angeles. Specifically, these requirements are intended
to accomplish the following:
A. Maintain and enhance property values.
B. Enhance the character and appearance of each neighborhood and the community.
C. Promote tree retention and the protection of existing native vegetation.
D. Implement tree and landscaping plans and programs adopted by the City.
E. Provide adequate buffers between differing land uses.
F. Define, break up, and screen parking areas to reduce potentially negative impacts on
adjacent uses.
G. Improve the air quality and provide wildlife habitat.
H. Reduce erosion and stormwater runoff.
17.22.410 – Applicability.
Applicability. Sections 17.22.400-.460 apply to all required landscaping installed or altered on all
properties. This chapter does not apply to required street trees (see Chapter 11.13 PAMC for
street tree standards).
17.22.415 – Landscape plans.
A. A landscape plan is required for all new commercial and multifamily development
containing landscaping, including landscaping within the adjacent right-of-way.
B. Landscape plans must be completed by a Washington State licensed landscape architect or
Washington certified professional horticulturalist (CPH) for multifamily and nonresidential
developments with a development site area of 10,000 gross square feet or more.
C. Landscape plans must show the following elements:
1. Boundaries and dimensions of the site.
2. Location of existing and proposed streets, curbs, utility lines, and sidewalks.
3. Location of buildings and structures, parking lots, driveways, loading areas, outdoor
mechanical equipment, signs, refuse enclosures, overhead utilities, water meter
location, grassy swales, parking lot lighting, and any plants or trees that are to remain
on site.
4. The location and design of landscape areas to be preserved and planted, and plant list
to include the location, number, size, and type of plant material by botanical and
common name.
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5. North arrow and scale.
6. Irrigation system if a permanent or temporary system is proposed.
7. Planting details.
8. Name, address, and phone number of the person preparing the plan.
9. Landscaping calculations in compliance with this chapter.
10. A maintenance plan for any infiltration-based stormwater best management practices
(BMPs) built as part of the landscaping design, including the specifications and
maintenance procedures of any soil amendments.
D. No building permits will be issued until a landscape plan is reviewed and approved. No
certificate of occupancy (CO) will be issued until improvements are installed per the
approved landscape plan. A suitable guarantee may be provided if installation is not
possible or advisable due to seasonal constraints.
17.22.420 – Plant material and installation standards.
A. Native and naturalized plant species. New landscaping materials must include species
native to the region or hardy, waterwise, and noninvasive species appropriate in the climatic
conditions of the region (decorative annuals are an exception). Generally acceptable plant
materials must be those identified as hardy in Zone 8b as described in the United States
Department of Agriculture’s Plant Hardiness Zone Map. The selection of plant species
should include consideration of soil type and depth, the amount of maintenance required,
spacing, exposure to sun and wind, the slope and contours of the site, compatibility with
existing native vegetation preserved on the site, water conservation where needed, soil
infiltration capacity, and the impact of landscaping on visibility of the site for purposes of
public safety and surveillance.
B. Tree standards.
1. The following terms are used to denote tree heights within this Chapter:
a. Large tree: capable of growing 35 feet high or greater under normal growing
conditions.
b. Medium tree: capable of growing over 15 feet high and less than 35 feet high under
normal growing conditions.
c. Small tree: capable of growing up to 15 feet high under normal growing conditions.
2. Unless otherwise noted, required trees must meet the following standards at the time
of planting:
a. Deciduous trees (other than street trees) must be fully branched, have a minimum
caliper of one and one-half inches (as measured six inches above the root ball), and
a minimum height of six feet at the time of planting.
b. Deciduous trees within parking areas must be a minimum caliper of one inch (as
measured six inches above the root ball) and a minimum height of ten-feet at the
time of planting.
c. Coniferous trees must be fully branched and a minimum of six feet in height,
measured from the treetop to the ground, at the time of planting.
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C. Shrub standard. Shrubs, except for ornamental grasses, must be a minimum of one-gallon
size at the time of planting.
D. Groundcover standards and guidelines.
1. Groundcovers must be planted and spaced to result in total coverage of the required
landscape area within three years, or as recommended by a Washington State licensed
landscape architect or Washington certified professional horticulturalist, and must meet
the following requirements:
a. Four-inch pots at 18 inches on center.
b. One-gallon or greater sized containers at 24 inches on center.
2. A bed of flowers may be used in place of groundcover plants. A reduction in the
minimum container size may be permitted if certified by a Washington State licensed
landscape architect or Washington certified professional horticulturalist that the
reduction must not diminish the intended effect or the likelihood the plants will survive.
3. Grass is acceptable as groundcover in landscaped areas, but generally not preferred for
water conservation and maintenance purposes (lawn areas designed as play areas are
an exception).
4. Groundcover areas must contain at least two inches of composted organic material at
finished grade.
E. Tree and plant diversity.
1. If there are more than eight required trees, no more than 40 percent of them may be of
one species.
2. If there are more than 24 required trees, no more than 20 percent of them may be of
one species.
3. If there are more than 24 required shrubs, no more than 75 percent of them may be of
one species.
F. Soil augmentation and mulching.
1. Existing soils must be augmented with a two-inch layer of fully composted organic
material tilled a minimum of six inches deep prior to initial planting.
2. Landscape areas must be covered with at least two inches of mulch to minimize
evaporation. Mulch must consist of organic materials such as bark chips and wood
grindings or yard waste, sawdust, and/or manure that is fully composted. Washed rock
can also be used as a mulch.
G. Landscape installation standards.
1. All required landscaping must be in-ground, except when in raised planters. Plant
materials must be installed to current nursery industry standards.
2. Plant materials must be properly supported to ensure survival. Support devices such as
guy wires or stakes must not interfere with vehicular or pedestrian movement. Where
support is necessary, stakes, guy wires or other measures must be removed as soon as
the plant can support itself.
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3. Existing trees and plant materials to be retained must be protected during construction,
such as by use of temporary chain-link or other sturdy fence placed at the dripline of
trees to be retained. Grading, topsoil storage, construction material storage, vehicles
and equipment must not be allowed within the dripline of trees to be retained.
4. Installation of landscaping materials must take into consideration access to utility vaults,
pedestals, and other public and private utility facilities.
5. Tree/Shrub Height and Location. The landscape plan should plan for the mature size of
trees and major shrubs to avoid interference with windows, decks or lighting.
6. Trees must be protected by fencing until they are mature enough to withstand typical
wildlife activity.
17.22.425 – Landscaping types.
Below are the planting and design requirements for specific landscaping types. These
landscaping types apply when required by this chapter.
A. Type A Landscaping.
1. Purpose. Type A landscaping functions as a full screen and visual barrier. This
landscaping is typically found between residential and nonresidential areas for
screening unwanted views.
2. Screening Requirement. The selected plant materials and configuration must be able to
screen 70 percent of the unwanted views within five years of planting and screen 100
percent of the unwanted views within six years of planting. This requirement must
account for the size and characteristics of materials planted, their typical growth rate,
and size at maturity.
3. Planting Requirements. Type A landscaping must consist of the following:
a. Tree type. Predominately coniferous (more than 50 percent).
b. Tree size. A variety of tree sizes may be used, provided at least 70 percent are
medium or large [see PAMC 17.22.420(B)(1)]. Trees must be planted at the following
spacing standards (“on center” refers to the distance from other trees of any size):
i. Large trees must be spaced between 20 and 25 feet on center.
ii. Medium trees must be spaced between 15 and 20 feet on center.
iii. Small trees must be spaced between ten and 15 feet on center.
c. Shrubs. Predominately coniferous provided at the rate of one shrub per 20 square
feet of landscape strip.
d. Groundcover. Planted at a density to cover the required area within three years.
e. Species diversity. Trees and shrubs must comply with PAMC 17.22.420(E).
DEPARTURES that vary from the planting requirements of this subsection (A)(3) will be
considered, provided the proposal meets the screening requirement of subsection (A)(2)
of this section.
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Figure 17.22.425(A)
Type A landscaping standards.
B. Type B Landscaping.
1. Purpose. Type B landscaping is a “filtered screen” that functions as a visual separator.
This landscaping is typically found between differing types of residential development
and used for screening unwanted views from the pedestrian environment.
2. Screening Requirement. The selected plant materials and configuration must meet the
purpose of the standards within five years of planting. This requirement must account
for the size and characteristics of materials planted, their typical growth rate, and size at
maturity.
3. Planting Requirements. Type B landscaping must minimally consist of:
a. Tree type. At least 50 percent deciduous and at least 30 percent coniferous.
b. Tree size. A variety of tree sizes may be used, provided at least 70 percent are
medium or large (see PAMC 17.22.400(B)(1)). Trees must be planted at the following
spacing standards (“on center” refers to the distance from other trees of any size):
i. Large trees must be spaced between 20 and 25 feet on center.
ii. Medium trees must be spaced between 15 and 20 feet on center.
iii. Small trees must be spaced between ten and 15 feet on center.
c. Shrubs. Provided at the rate of one shrub per 20 square feet of landscape strip and
spaced no more than eight feet on center.
d. Groundcover. Planted at a density to cover the buffer within three years.
e. Species diversity: Trees and shrubs must comply with PAMC 17.22.420(E).
DEPARTURES that vary from the planting requirements of this subsection (B)(3) will be
considered, provided the proposal meets the screening requirement of subsection (B)(2)
of this section.
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Figure 17.22.425(B)
Type B landscaping standards.
C. Type C Landscaping.
1. Purpose. Type C landscaping is a “see-through screen” that functions as a partial visual
separator to soften the appearance of parking areas and building elevations. This
landscaping is typically found along lot frontages or between multifamily developments.
2. Screening Requirement. The selected plant materials and configuration must meet the
purpose of the standards within five years of planting. This requirement must account
for the size and characteristics of materials planted, their typical growth rate, and size at
maturity.
3. Planting Requirements. Type C landscaping must minimally consist of:
a. Tree species. At least 70 percent deciduous.
b. Tree type. A variety of tree sizes may be used, provided at least 70 percent are
medium or large (see PAMC 17.22.420(B)(1)). Trees must be planted at the following
spacing standards (“on center” refers to the distance from other trees of any size):
i. Large trees must be spaced between 20 and 25 feet on center.
ii. Medium trees must be spaced between 15 and 20 feet on center.
iii. Small trees must be spaced between ten and 15 feet on center.
c. Shrubs. Provided at the rate of one shrub per 20 square feet of landscape strip and
spaced no more than eight feet on center.
d. Groundcover. Planted at a density to cover the buffer within three years.
e. Species diversity. Trees and shrubs must comply with PAMC 17.22.420(E).
f. Maintenance. Maintain trees and shrubs to maximize pedestrian visibility (generally
between three and eight feet above grade).
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DEPARTURES that vary from the planting requirements of this subsection (C)(3) will be
considered, provided the proposal meets the screening requirement of subsection (C)(2)
of this section.
Figure 17.22.425(C)
Type C landscaping standards.
D. Type D Landscaping.
1. Type D landscaping refers to all other landscaped areas that do not qualify as Type A, B,
C, E, or F landscaping. While native and low-maintenance trees and shrubs are
encouraged in these areas, lawn areas may be used for recreational or design purposes.
These areas may also include flower beds and perennial beds.
2. Type D landscaping may include any combination of plant materials, provided they
comply with the plant materials standards in PAMC 17.22.420.
E. Type E Landscaping—Low Hedge. A low hedge is intended to function as an attractive
visual divider of space rather than a visual buffer between uses and properties. To qualify
as a hedge landscaping type, the planting must be at least 30 inches wide and 30 inches tall.
The hedge includes plant materials that typically grow no taller than five feet at maturity or
are maintained between 30 inches and 48 inches tall (see the sight obstruction height limits
of the Port Angeles Urban Services Standards and Guidelines Manual when near an
intersection).
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Figure 17.22.425(E)
Low hedge examples.
F. Type F Landscaping—Rain Garden.
1. A rain garden is a planted depression that collects, absorbs, and filters rainwater runoff
from impervious areas. They are sized to accommodate temporary ponding and are not
meant to be permanent ponds. They can also function as an attractive visual divider of
space. Typical rain garden elements include:
a. Garden is located and designed to capture impervious area runoff.
b. Six- to 12-inch ponding depth.
c. Two- to three-inch mulch layer.
d. Gradual side slopes (typically 2:1).
e. Overflow design elements with measures to prevent erosion.
f. Generous plantings of a variety of small trees, shrubs, groundcovers, and grasses.
Select plants suitable for the planting zones within the garden and around the
perimeter.
Refer to the current Rain Garden Handbook for Western Washington for further
guidance on rain garden location, design, planting, construction, and maintenance. The
current Stormwater Management Manual for Western Washington (SWMMWW) may
have altered requirements for engineered rain gardens that are required for on-site
stormwater management.
2. The applicability of rain gardens in site design will be determined by project size and
flow control exemptions based upon minimum requirement No. 5 of the Western
Washington Phase II municipal stormwater permit.
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Figure 17.22.425(F)
Rain garden example.
17.22.430 – Landscaping buffer standards.
A. Required buffer standards. Landscape buffers between certain uses may be called for in
Table 17.22.430 below or elsewhere in this title. The following interpretations apply to Table
17.22.430:
1. The preservation of existing mature trees and vegetation may be preferable to new
plant materials in the required buffer areas. The Director may require any of the
following to better ensure the survival of existing mature trees and vegetation:
a. Augment existing plantings with new plant materials to meet the purpose of the
standards,
b. Require wider buffers to better ensure the survival of existing mature trees and
vegetation. This must be accompanied by use of a buffer averaging approach in
which the buffer may be reduced in other locations to achieve, on average, the
minimum buffer width required in Table 17.22.430 or elsewhere in this title.
c. Other supplemental planting conditions.
2. The letters A, B, C, D, E, and F refer to the landscape types described in PAMC 17.22.425.
Where more than one buffer type is referenced in a cell, one of the subject buffer types
is required. The term “all” means that any of the landscaping types may be used.
3. The term “fence” refers to the requirement of a six-foot-high sight-screening fence. Such
fences must comply with the provisions of PAMC 17.94.140.
4. The numbers refer to the minimum required width of the required landscaping buffer.
5. Where superscript numbers are included in a cell, see the corresponding note matching
the number below the table.
6. The screening elements must extend along the entire property line between the
uses/properties except where precluded by structures, driveways, or similar
obstructions.
7. Where the use is across the street from an existing abutting use or zone, only the buffer
type listed for the abutting street is required.
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8. DEPARTURES. Alternative buffer treatments may be approved per PAMC 17.22.040 for
any of the buffer types required below, provided they meet the purpose of this chapter.
Table 17.22.430
Required buffer types.
Use
Existing feature, zone, or use
Street
RS7, RS9, and
RS11 zones1
RMD and
RHD zones or
multifamily
use
CBD, CA, CSD,
CN, CO and
zones1
P, parks &
trails
Multifamily See PAMC
17.22.435
Fence plus
BC-5’
Fence or
All-5’ or path2
Fence or
BC-5’
or path2
Fence or
All-10’
Note3
Low intensity non-
residential use4
Fence plus
ABC-5’
Fence or AB-5’
See Chapter
17.22 PAMC,
Site Planning
Standards
Fence plus
ABC-5’ or
A-10’
Note3
Moderate intensity non-
residential use5
Fence plus
ABC-10’
Fence plus ABC-
5’
High intensity non-
residential use6
Fence plus
ABC-15’
Fence plus ABC-
10’
Outdoor storage A-10’ Fence plus
ABC-10’
Fence plus ABC-
10’
Fence or
A-5’ or
B-10’
Notes
1. Where the abutting use meets the definition of multifamily, the developing use is subject to the landscape buffer type
under the multifamily use column.
2. A paved or gravel walkway separating the properties/uses. Landscaping planters at least three feet wide separating the
walkway from buildings (or other effective visual transitions between the walkway and building as determined by the
Director) are required.
3. For developing uses adjacent to parks and trails, the Director may adjust requirements to emphasize buffer types that
enhance visibility between the developing use or focus more on visual screening, depending on the context of the park
or trail and type of developing use.
4. “Low-intensity nonresidential use” is a small-scale commercial use or development. This includes uses and/or
developments with less than 25,000 square feet of gross floor area and containing no outdoor storage along a site
edge requiring a landscape buffer in this section.
5. “Moderate-intensity nonresidential use” includes uses and/or developments that are moderate in scale and intensity.
This includes uses and/or developments that do not qualify as a low-intensity nonresidential use (either they are too
large or have some outdoor storage areas along the site edge requiring a landscape buffer in this section) or a high-
intensity nonresidential use (not large enough or do not meet the use qualifications).
6. “High-intensity nonresidential use” includes uses and/or developments with over 120,000 square feet of gross floor
area or are classified as an industrial use.
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B. Supplemental buffer standards.
1. For screening requirements for service areas and mechanical equipment for
nonresidential and multifamily development, see PAMC 17.22.260.
2. Required buffer vegetation must be planted within the property boundaries.
3. The height of any screen material required by this chapter in the vicinity of a point of
ingress and egress may not exceed 30 inches in height within the clear-vision triangle
(PAMC 17.94.090).
17.22.435 – Block frontage landscaping.
A. Nonresidential and multifamily developments must include landscaping between the
sidewalk and building or parking areas in conformance with this chapter. Such landscaping
must include one or more of the landscaping types set forth in PAMC 17.22.425.
Storefront buildings are exempt from this standard. Reductions in landscaping are allowed
for walkways, stoops, porches, patios, pedestrian-oriented space, utility elements, and
permitted vehicular access and signage elements.
B. Where buildings are set back at least 15 feet from a street property line, trees must be
planted at a minimum average of 30 feet apart in such planting areas, with groundcover or
shrubs used liberally.
DEPARTURES may be considered, provided alternative treatments meet the purposes of this
chapter.
C. Trees utilized in these planting areas must minimize conflict with underground and
overhead utilities. Trees must be from the approved list of recommended plant materials or
an approved equivalent.
17.22.440 – Parking lot landscaping.
A. Purpose. The purpose of parking lot landscape development is to soften the visual effect
created by large expanses of barren asphalt.
NOTE: Subsection (B) is updated from the old code for multifamily and commercial zones, which
said: “All required parking areas must include tree landscaping of at least two trees, for each group of six
or fewer parking spaces with a minimum of two trees, exclusive of any required perimeter landscaping.
Vegetation within LID facilities may be used to meet landscaping requirements...”
B. Required area. Planting areas in new parking areas with ten or more spaces or in upgraded
or improved parking areas with ten or more spaces must constitute at least five percent of
the parking area. The unused space resulting from the design of parking space
arrangements or accessory structures which is over 24 square feet must be landscaped.
Vegetation within LID facilities may be used to meet landscaping requirements.
C. Minimum width and length. Planting areas must have a minimum average width of ten
feet (measured inside the curb) and must be the same length as the parking stall or column.
D. Planting type. Type C landscaping must be used in required planting areas. Rain gardens,
or other vegetated LID BMPs, may be integrated into planting strips, provided they integrate
the same number of trees as for Type C landscaping.
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E. Distribution. Landscaped areas must be distributed throughout the parking lot and must
have no more than eight consecutive parking spaces. Islands with vegetation within LID
facilities may be used to meet landscaping requirements and may exceed maximum eight
consecutive spaces.
F. Parking lot perimeters.
NOTE: In the old code, all development in multifamily and commercial zones had the following
requirement: “All parking lots must be screened by a three-foot to six-foot vision-obscuring fence or
vegetation on all sides adjacent to residentially zoned property.”
This new standard below is more detailed and flexible, with more design options.
1. For parking lots adjacent to public streets, Type C landscaping must be used at a width
equal to or greater than the minimum building setback specified for the applicable block
frontage type specified in Chapter 17.22 PAMC, Block Frontage Standards.
DEPARTURES to this standard will be considered pursuant to PAMC 17.22.040, provided
they meet the purpose of the standards noted above.
2. For parking lots along internal lot lines, Type A, B, or C landscaping must be used at least
ten feet deep, except where a greater buffer width is required per the standards in
subsections A and B of this section. Where recorded cooperative parking agreements
are in place between adjacent properties, sites are exempt from the subject parking lot
landscaping buffer (see PAMC 14.40.070).
DEPARTURES to this standard will be considered pursuant to PAMC 17.22.040, provided
they meet the purpose of the standards noted above. Examples of acceptable
departures may include decorative low walls with landscaping, decorative elevated
planters, landscaping with a trellis, a shared-access drive, or a shared pathway.
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Figure 17.22.430(D)
Examples of alternative parking lot landscaping buffers.
17.22.445 – Other landscaping standards.
A. Existing site vegetation. General. Applicants are encouraged to retain existing native
vegetation, including indigenous shrubs, herbaceous plants, and significant trees on the
subject property.
B. Special fire department standards.
1. Landscaping in the vicinity of any fire hydrant, Fire Department sprinkler connection or
standpipe connection should not prevent such equipment from being immediately
discernible nor deter or hinder the Fire Department from gaining immediate access to
the equipment. This section includes the guidelines for landscaping around the
equipment, with final approval from the City Fire Marshal.
2. Fire Hydrants.
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a. Fire hydrants must be free from obstruction on all sides by a minimum clearance of
three feet.
b. Fire hydrants along streets, driveways, parking lots, fire access routes (fire lanes), or
at intersections must be visible for at least 100 feet in all directions along such
streets, driveways, access routes or intersections. No plants or shrubs with a height
of over 18 inches and no tree with branches or foliage below five feet must be
allowed in this sight visibility area.
3. Sprinkler and Standpipe Connections.
a. Fire Department connections for sprinklers and standpipes must be free from
obstructions on all sides by a minimum clearance of three feet.
b. When a Fire Department connection is over 25 feet from a street, driveway, parking
lot, or fire access route, a clear path must be maintained with minimum width of
three feet between the Fire Department connection and the street, driveway,
parking lot or fire access route.
C. Stormwater detention ponds must have at least 5-feet setbacks from adjacent property
lines and must be landscaped in compliance with this chapter.
17.22.450 – Maintenance.
A. Property owners and their agents, heirs, or assigns are responsible for maintaining all
required landscaping and screening areas in a healthy, growing condition.
B. All landscaping and screening areas must be maintained reasonably free of weeds and
trash, treated for pests/diseases in accordance with the approved landscape plan, and
maintained so as to prevent mulch, straw, dirt, or other materials from washing onto
streets, sidewalks, and adjoining properties.
C. Any dead, unhealthy, or missing vegetation, or vegetation disfigured by severe or excessive
pruning, unusual weather occurrence or natural catastrophe, or other natural occurrence
such as damage by wild or domestic animals, must be replaced with equivalent vegetation
that conforms to the approved landscaped plan and the standards of this chapter.
D. Any engineered soil amendments must be maintained and replaced as needed to continue
the original function of stormwater best management practices.
17.22.455 – Irrigation standards.
The purpose of this standard is to ensure that plants will survive the critical establishment
period when they are most vulnerable due to lack of watering.
All required landscaped areas must comply with at least one of the following:
A. A permanent built-in irrigation system with an automatic controller that serves the
proposed landscape area, to be installed and operational before the City grants an
occupancy permit or final inspection for the development.
B. A temporary irrigation system that services the proposed landscape area, provided the
applicant can successfully demonstrate that the proposed temporary irrigation system will
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provide sufficient water to ensure that the plant materials to be planted will survive
installation and, once established, will survive without watering other than natural rainfall.
C. A permanent or temporary irrigation system will not serve the proposed landscape area,
provided:
1. The Director finds the landscape area otherwise fulfills the requirements of this section.
2. The applicant submits all of the following with the site plan application:
a. A statement from a Washington State licensed landscape architect or Washington
certified professional horticulturalist (CPH) certifying that the materials to be planted
will survive without watering other than natural rainfall.
b. A plan for monitoring the survival of required vegetation for at least one year and
for detection and replacement of required vegetation that does not survive with like-
kind material or other material approved by the City.
c. A statement from the applicant agreeing to install an irrigation system if the
reviewing authority finds one is needed to ensure survival of required vegetation,
based on the results of the monitoring plan.
17.22.460 – Performance assurance/bonding.
If landscaping improvements cannot be installed prior to a formal certificate of occupancy, a
cash deposit, letter of credit or other assurance acceptable to the City equal to 150 percent of
the estimated installation costs is required. Such deposit must be accompanied by a letter
which stipulates completion of all landscape improvements no later than the next autumn
planting season following issuance of the certificate of occupancy or date of final approval,
whichever is later. If these conditions are not met, the City may use the deposit to install the
landscaping.
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Chapter 17.94 – General Provisions, Conditions and
Exceptions
17.94.010 - Foregoing regulations subject to this chapter.
The foregoing regulations pertaining to the several zones must be subject to the general
provisions, conditions, and exceptions contained in this chapter.
17.94.020 - Lot area not to be reduced, exceptions.
A. De minimis variance: Adjustment to the lot area of no more than five percent of the
minimum lot size established by the underlying zone.
17.94.030 - Use of lots or parcels containing more than minimum required lot
area.
NOTE: This section is recommended for deletion because it acts as a short plat regulation. Such
regulations are already covered by Chapter 16.04 PAMC.
When a single lot contains two or more times the minimum lot area required for the zone in
which it is located, and the owner desires to use each unit of area equivalent to the minimum
lot area as a separate building site, provided not more than four such units result, and no
dedication of streets, alleys, or other public ways, public easements or public utility easements
are involved, such area units may be so utilized by subdividing the land into individual recorded
lots by complying with 58.17 RCW and PAMC Title 16. When such units are thus defined, then all
of the provisions of these regulations governing the use of a lot in the zone in which such
property is located must apply thereto. Each resulting unit must be required to have frontage
upon a dedicated public street or road.
17.94.040 - Yards to be enclosed within a solid fence.
A. Every wrecking, salvage, junk, used lumber yards, equipment and material storage yards
must be completely enclosed within a building or within a continuous solid fence no less
than six feet in height or to a greater height if such height is needed to screen completely all
the operations of such yards.
B. Salvage and building material establishments must contain all items for display or sale
within a structure or behind a sight-obscuring fence not less than six feet in height. No part
of any required front, side or rear yard setbacks must be used for the sale or display of any
said items.
17.94.050 - Vacated streets.
Vacated streets, alleys, places and cul-de-sacs must assume the zone classifications of the
property that adjoined such street, alley, place or cul-de-sac prior to vacation. Where zone
classification differs from one side to the other the boundary line must be at the former center
line of such vacated street, alley, place or cul-de-sac.
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17.94.060 - Yard requirements for property abutting half-streets or streets
designated by an official control.
A. A building or structure must not be erected on a lot that abuts a street having only a portion
of its required width dedicated and where no part of such dedication would normally revert
to said lot if the street were vacated, unless the yards provided and maintained in
connection with such building or structure have a width or depth of that portion of the lot
needed to complete the road width plus the width or depth of the yards required on the lot
by these regulations.
B. This section applies to all zones.
C. Where an official control adopted pursuant to law includes plans for widening of existing
streets, the connecting of existing streets, or the establishment of new streets, the
placement of buildings and the maintenance of yards, where required by these regulations,
must relate to the future street boundaries as determined by said official control.
17.94.065 - Development standards for conditional uses in residential zoning.
TABLE A
CONDITIONAL USES IN RESIDENTIAL SINGLE-FAMILY ZONES
THAT HAVE SPECIAL DEVELOPMENT STANDARDS
Uses Lot Area Lot
Width
Yard Requirements
Lot
Coverage Signs Per Site
Front Interior
Side
Corner
Side Rear
Art Galleries and museums * * * * * * * 10 sq. ft. unlit or
indirectly lit
Bed and breakfasts in R-7, R-
9, and R-11
See PAMC
Chapter 17.18 * * * * * * Two 5 sq. ft. signs
indirectly lit
Child daycareChild care 7,000 sq. ft. * * * * * 0 5 sq. ft. unlit
Churches or other places of
worship 25,000 sq. ft. 100
ft.
35
ft. 35 ft. 35
ft.
35
ft. 0
24 sq. ft. of
reader board
signage indirectly
lit
Communication
transmission structures,
radio/TV stations and
towers
* * * * * * * 10 sq. ft. unlit
Duplexes: * * * * * *
Libraries ½ acre 100
ft.
35
ft. 35 ft. 35
ft.
35
ft. * 10 sq. ft. unlit
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Nursing, convalescent
homes, assisted living
facilities
1 acre 200
ft.
30
ft. 20 ft. 20
ft.
40
ft. * 10 sq. ft. unlit
Public parks and recreation
facilities 20 sq. ft. unlit
Public utility structures 9,000 sq. ft. 75
ft.
25
ft. 8 ft. 25
ft.
10
ft. * 20 sq. ft. unlit
Public and private schools:
Elementary schools
5 acres + 1 acre
per ea. 100
students
40
ft.
40
ft. 40 ft. 40
ft.
40
ft. 25% 100 sq. ft.
Middle, Jr. and Sr. high
schools
10 acres + 1
acre per ea.
100 students
40
ft.
40
ft. 40 ft. 40
ft.
40
ft. 25% 100 sq. ft.
* See applicable zone for minimum standards.
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17.94.070 – Development standards for an accessory dwelling unit (ADU).
NOTE: This section governing ADUs is relocated to 17.21.020.
An ARU, in any zone, must comply with the following development standards:
A. Configuration. An ARU may be located either within, attached to, or detached from the
primary structure housing the primary single-family residence.
B. Density. Only one ARU may be created in conjunction with each single-family residence.
The ARU must be located on the same zoning lot as the single-family residence.
C. Minimum lot size. An ARU must not be established on any parcel smaller than 5,000
square feet.
D. Maximum unit size. The gross floor area, calculated from finished wall to finished wall,
of an existing structure, an addition, or new detached structure, converted to, or constructed
for the purpose of creating an ARU must not exceed 50 percent of the gross floor area of the
primary single-family residence, not including a detached garage and/or a detached accessory
building, or 600 square feet, whichever is larger. The unit may not be more than one-bedroom.
E. Setbacks and lot coverage. Additions to existing structures, or the construction of new
detached structures, associated with the establishment of an ARU must not exceed the
allowable lot coverage or encroach into required setbacks as prescribed in the underlying zone.
F. Scale and visual subordination. The ARU must be visually subordinate to the primary
unit. If the ARU is located with an existing residence, there can only be one main entrance
located on the primary street-facing facade of the single-family residential structure, unless the
residence contained additional entrances before the ARU was proposed. An exception to this
regulation is an entrance that does not have access from the ground, such as an entrance from
a balcony or deck. Detached ARU's are exempt from this standard.
1. Building height and footprint: If the ARU is detached from the primary single-family
residence, it must abide by the building height and footprint of the particular zone where the
ARU is located.
G. Parking. The off-street parking requirements set forth in Chapter 14.40 must be
provided or maintained for the primary residence.
H. Construction standards. The design and construction of the ARU must conform to all
applicable State and City standards in the building, plumbing, electrical, mechanical, fire, health
and any other applicable codes. The ADU must be served by water and electrical services that
are separate from the primary residential services. A separate address must be created for the
ARU.
17.94.075 - Exception to yard requirement.
When the side lot line of a lot in any zone adjoins the side lot line of a lot in a more restrictive
zone, the adjoining side yard for such lot must not be less than the minimum side yard required
in the more restrictive zone.
17.94.080 - Yard and unobstructed space regulations.
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Except as provided in this chapter, every required yard and unobstructed space must be open
and unobstructed from the ground to the sky. No yard or unobstructed space provided around
any building for the purpose of complying with the provisions of these Regulations must be
considered as providing a yard or unobstructed space on an adjoining lot or parcel whereon a
building is to be erected.
17.94.090 - Vision clearance.
All corner and reverse corner lots must maintain a triangular area within which no tree, fence,
shrub, wall or other physical obstruction must be permitted higher than 30 inches above the
established grade for vision safety purposes. Said triangular area must be measured as follows:
A. Street intersections. At any intersection of two streets, curbs or sidewalks, two sides of said
triangular area must extend 20 feet along both improvements, measured from their point
of intersection.
B. Street and alley intersections. At any intersection of street and alley rights-of-way, two sides
of said triangular area must extend ten feet along both rights-of-way, measured from their
point of intersection.
C. Street and driveway intersections. At any intersection of a street, curb or sidewalk and a
driveway, the sides of each required triangular area must extend ten feet along the street
right-of-way line and 20 feet along the edge of the driveway, measured from the point of
intersection of each side of the driveway and the street right-of-way line. 17.94.100 -
Driveways.
Width, location and number of curb-cuts for driveways per lot must be as specified in the City of
Port Angeles Urban Services Standards and Guidelines Manual.
17.94.110 - Parking space regulations.
All space used for the sale, display, or parking of any merchandise or vehicles must be confined
to the property lines. No space for the sale, display, or parking of any merchandise or vehicles
must be permitted in the right-of-way of any public street, unless a right-of-way use permit is
first obtained. Discretionary approvals required under the Zoning Code may be conditioned to
require the necessary screening, lighting, entrances, and exits for off-street parking.
17.94.120 - Permitted intrusions into required yards.
The following intrusions may project into any required yards:
A. Fireplace structures not wider than eight feet measured in the general direction of the wall
of which it is a part.
B. Exterior residential elevators not greater than three feet in depth nor wider than eight feet
measured in the general direction of the wall of which it is a part.
C. Unenclosed, uncovered or covered porches, terraces, or landings, when not extending
above the first floor of the building, may extend not more than six feet into the front yard
setback, eight feet into the rear yard setback and three feet into the side yard setback. Open
railing or grillwork in conformance with the International Building Code may be constructed
around any such porch, terrace or landing.
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D. Planting boxes or masonry planters not exceeding 30 inches in height may extend a
maximum of three feet into any required front yard.
E. Porches, decks, platforms, walks, driveways, etc., not more than 30 inches above grade.
F. Eaves with a maximum overhang of 30 inches.
G. Detached accessory buildings within the rear one-third of a lot are permitted not closer
than three feet to side nor ten feet to rear property lines or alleys.
17.94.130 - Lot coverage exemptions.
The following must be exempt from the maximum lot coverage requirements of any zone:
A. Sidewalks, driveways, and uncovered off-street parking spaces.
B. The first 30 inches of eaves.
C. Uncovered swimming pools and hot tubs.
D. Uncovered, unenclosed decks and platforms not more than 30 inches above grade.
E. Systems that allow the infiltration of stormwater into the underlying soils, such as
permeable pavement and bioretention facilities, are not counted against lot coverage
calculations.
F. A professional engineer licensed in the State of Washington is required to perform
infiltration assessment for sites which add 5,000 square feet or more of new or replaced
hard surface area.
17.94.135 - Stormwater site coverage exemptions.
Systems that are not hard surfaces and allow the infiltration of stormwater into the underlying
soils, such as bioretention facilities, are exempt from the maximum site coverage requirements
of any zone.
All applicants seeking exemptions under this section are required to participate in a pre-
application review meeting with City staff. A professional engineer licensed in the State of
Washington is required to perform infiltration assessment for sites which add 5,000 square feet
or more of new or replaced hard surface area.
17.94.140 - Walls and fences.
In all residential zones a wall or fence must be no taller than four feet within the front building
setback area, provided that a height of six feet is permitted within the front setback area if the
top two feet is constructed of material that is at least 50 percent open work. The fence height
may be a maximum six feet between the front setback line and mid-point of the lot. The fence
height may be a maximum of eight feet from the mid-point of a lot to the rear property line,
provided that the top two feet is constructed of a material that is at least 25 percent open
(Note: lattice is 25 percent open). All vision clearance requirements per section 17.94.090
(driveways, street and alley corners) must be maintained. The finished side (side without the
support) of a fence must face the neighboring property or if on a corner lot must face the
street. Fence post supports may contain a decorative cap that does not exceed six inches above
the maximum fence height. Fences taller than six feet in height require a building permit.
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A maximum fence height of six feet is permitted in commercial zones. Barbed wire or electric
fencing is allowed only above the top of fence that is solid or is chain link and is at least six feet
tall.
17.94.150 - Storage of merchandise or vehicles in yards and rights-of-way.
A. In residential and commercial zones, the storage of merchandise, appliances or vehicles in
front or side yards must be prohibited; provided, however, that car dealerships, boat sales,
lumber yards, nurseries, and car rental services must be exempt from this requirement.
B. In no zone must the storage of any articles or vehicles be permitted to extend into public
rights-of-way.
17.94.155 - Use of residential streets.
Subject to any other regulation of the use of streets under this Code, no owner or occupant of
land abutting a public street, which land or street is in a residential zone or is the boundary of a
residential zone, may use such street for the habitual or overnight parking or storage of
commercial motor vehicles or trailers. Excepted from this prohibition is the parking on the
street of one commercially used vehicle that is driven to and from the work place by the owner
or occupant of the dwelling unit.
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17.94.170 - Exception to height requirement.
NOTE: This section is being deleted because it duplicates the building height definition and
exceptions in Chapter 17.08.
The height restrictions in this title must not apply to church spires, monuments, chimneys,
antennas, water towers, elevator towers, mechanical equipment, and other similar rooftop
appurtenances usually required to be placed above the roof level and not intended for human
occupancy or the provision of additional habitable space; provided that mechanical equipment
rooms and screening are set back at least ten feet from the edge of the roof and do not exceed
ten feet in height.
17.94.175 - Exceptions to area requirements.
For the purpose of encouraging the construction of off-street parking under or within a building
rather than in rear, side, or front yards, the following exceptions to minimum lot areas must be
permitted.
For each ten-foot by 20-foot area to be permanently reserved and used for a parking space
under or within a building, a lot area credit of 300 square feet must be permitted. Said lot area
credit can be deducted from the required minimum lot area, or can be used to increase a
proportional number of permitted dwelling units in motels and multi-family structures.
17.94.180 - Minor deviations.
A. A minor deviation from front, side, and rear yard setbacks, lot coverage, and height
requirements established in this title may be granted by the Director of Community and
Economic Development in accordance with the provisions of this section.
B. A minor deviation may be granted if all of the following findings are made:
1. The granting of the minor deviation is consistent with the purpose of the zone in which
the property is located and the project is otherwise consistent with the requirements of
said zone.
2. Because of special circumstance, the strict application of the zoning ordinance results in
an undue hardship upon the applicant.
3. The minor deviation will not be materially detrimental to the public welfare or injurious
to property or improvements in the vicinity and zone in which the subject property is
located.
4. The minor deviation is not greater than ten percent of the requirement being deviated
from.
5. The site has been posted and adjacent property owners notified 15 days prior to
approval of the minor deviation.
C. Any applications that are not granted a minor deviation by the Director of Community and
Economic Development pursuant to this section must obtain a variance through the City's
normal variance procedure as set forth in Chapter 2.52 PAMC.
Appendix A
Municipal Code Amendments
PORT ANGELES RESIDENTIAL BUILDING CAPACITY CODE AMENDMENTS
MAKERS architecture and urban design Page 270
Port Angeles Code Amendments_DRAFT FOR PC REVIEW_21-0917
17.94.185 - Non-zoned annexation areas.
Any area not zoned by the City prior to annexation must automatically upon annexation be
classified and subject to the provisions, restrictions, and requirements of the zone most
consistent with the City's comprehensive plan as determined by the City.
17.94.190 - Exceptions, variances and adjustments.
A. Exceptions/variances (exceptions) to the stormwater development minimum requirements
may be granted by the Director of Community and Economic Development following legal
public notice of an application for an exception or variance, legal public notice of the
Director's decision on the application, and written findings of fact that documents the
Director's determination to grant an exception.
The Director may grant an exception to stormwater development minimum requirements if
such application imposes a severe and unexpected economic hardship. To determine
whether the application imposes a severe and unexpected economic hardship on the
project applicant, the applicant must provide written documentation considering the
following:
1. The current (pre-project) use of the site; and
2. How the application of the minimum requirement(s) restricts the proposed use of the
site compared to the restrictions that existed prior to the adoption of the minimum
requirements; and
3. The possible remaining uses of the site if the exception were not granted; and
4. The uses of the site that would have been allowed prior to the adoption of the minimum
requirements; and
5. A comparison of the estimated amount and percentage of value loss as a result of the
minimum requirements versus the estimated amount and percentage of value loss as a
result of requirements that existed prior to adoption of the minimum requirements;
and
6. The feasibility for the owner to alter the project to apply the minimum requirements.
B. The Director must consider and document with findings of fact the applicant's request. In
addition the Director must determine and document the exception meets the following
criteria: the exception will not increase risk to the public health and welfare, nor be injurious
to other properties in the vicinity and/or downstream, and to the quality of waters of the
state; and the exception is the least possible exception that could be granted to comply with
the intent of the stormwater development minimum requirements.
C. Adjustments to the minimum requirements may be granted by the Director provided that a
written finding of fact is prepared, that addresses the following:
1. The adjustment provides substantially equivalent environmental protection.
2. Based on sound engineering practices, the objectives of safety, function, environmental
protection and facility maintenance, are met.
Appendix A
Municipal Code Amendments
Port Angeles HB 1923 Code Updates
Stakeholder Interviews Summary
May 2021
MAKERS interviewed individual Port Angeles stakeholders and a Planning Commission
subcommittee in May 2021 and had a discussion with the Elevate Port Angeles Stakeholder
Committee in December 2020. At the recommendation of City staff, the stakeholders included
property owners, business owners, non-profit group representatives, public officials, and other
community leaders.
This range of people provided a variety of perspectives on the form-based code, infill housing,
and subdivision standards that will be addressed in this project. This document is a summary of
their comments, observations, and code update priorities.
What elements or issues are most important about this project to you?
•Avoid implementing design standards that are too detailed or which require an
architectural style. Limit the risk of increased construction costs. Design standards should
be easy to administer by city staff and easy to use by builders and property owners.
•Consider the ramifications of zoning on related issues like public works and utilities.
•Overall, the code needs more consistency and less surprises. Administrators also need
more flexibility to be creative and accommodate unique situations and good proposals
from property owners.
•Downtown needs more residents to be more successful and resilient.
What do you think is the most challenging or urgent housing issue in Port Angeles?
•Housing affordability is an increasing challenge, driven by the low amount of new
housing construction in recent times. This seems to be caused by multiple factors
including increasing lumber prices, the state energy code, fire sprinkler requirements for
multifamily construction, high utility prices, and restrictive stormwater regulations.
•Multiple stakeholders identified the city’s stormwater regulations and fees as particularly
problematic, and which have effectively blocked proposed residential and commercial
projects.
•Major local employers are having trouble hiring workers to move to town because of
housing prices. The Peninsula Housing Authority has hundreds of people on its waitlist.
•Single-family housing is highly sought after but expensive to build and maintain.
Duplexes seem to be popular and are being built. There is also a significant need for
multifamily housing (apartments or condominiums) to meet workforce housing demand.
Appendix A1:
Stakeholder Interview Summary
Are there particular commercial areas that warrant the most attention for the “form-
based code”? Why?
• Downtown merits the most attention as the city’s walkable core and tourism business
hub. Further, office owners are competing with remote work capabilities and retailers are
competing with online shopping more and more. Downtown is mostly built out and
likely won’t see many new buildings after the ongoing projects are complete. The focus
should be on better use of upper building floors (such as converting to residential use),
restoring activities to vacant buildings, and improving public safety.
• The original townsite of Port Angeles has alleys, which is an opportunity to increase
development capacity there while balancing functional needs (parking and utility services
can be accessed from the rear of lots instead of only the street front).
• The Highway 101 corridor on the east side of town (Front Street and 1st Street) does not
have much character or consistency in appearance. First Street seems to need more help
than Front Street. There are many small parking lots in the corridor that could potentially
be redeveloped for commercial uses.
• The Highway 101 corridor south of Downtown (Lincoln Street) has several opportunities
for multifamily and mixed-use development, particularly on vacant land.
• The west side of town and C Street in particular, which is zoned Commercial
Neighborhood (CN), lack businesses and services like a grocery store.
Are there good or bad examples of residential or commercial construction from the past
few years?
• Locally cited examples include the Olympic Lodge hotel, the Field Hall and Event Center,
the Boys & Girls Club remodel, and the Downtown transit center and esplanade.
• The Peninsula Housing Authority's large in-town development increased density 2.5
times compared to the previous buildings, and today it seems to work well.
• Outside examples include mixed-use developments in Gig Harbor (nautical theme) and
Whistler, B.C. (mountain lodge theme).
If you work with the code, what works well and what needs improvements?
• Several major properties have split zoning, and the code does not adequately address
how to handle that situation. This creates headaches and uncertainty for all parties.
• The code is missing other minor clarifications or has related sections not grouped
together. For example, sight distance triangle standards (for safety at parking lot
entrances) are not referenced by the parking or sign standards.
• With density/dimensional standards, one stakeholder said 50% lot coverage limits are
too low for residential development, and another said townhouses need to be allowed to
have smaller lot sizes and widths.
• Several stakeholders suggested some residential areas (particularly the R7 zone) could
have 25-feet wide lots and minimum 3,500 square feet lot area, which would lower the
land costs for homeownership and increase infill housing options.
• The permitted residential land uses are somewhat limiting compared to market interest,
such as not allowing buildings larger than fourplexes in some zones.
Appendix A1:
Stakeholder Interview Summary
•The parking requirements have been barriers to several low-income housing projects
and for adaptative reuse of existing buildings. More parking also means higher
stormwater mitigation costs. Greater flexibility for parking should be investigated,
including shared parking or reducing the basic minimum requirements.
•Accessory dwelling units (ADU) have strong interest across the community for housing
family members and generating income, but the standards for separate utility
connections and an extra on-site parking space make them difficult to build. More
flexibility is needed. Some stakeholders were also interested in tiny homes.
•The subdivision standards are currently working well, and stakeholders were open to
increasing short plats from four lots to nine lots.
Other notes and ideas.
•Port Angeles does not have much in- or out-migration – residents tend to live in town
for a long time. The zoning should accommodate the people who already live in the
community rather than attracting people to move to the community.
•Transitions between older and newer residential development may be important to some
community members.
•Downtown had a successful façade improvement/painting program some time ago that
should be revived.
•Citywide property maintenance standards are either lax or are not enforced. However,
avoid specific maintenance agreements around color, landscaping, or other things that
tie the hands of property owners.
•Permitting could be better organized and easier for applicants to complete (for example,
working with a single department). Decision-makers also need to be more clearly
defined.
•The City requires building demolition debris to be taken to the in-city transfer station,
which is twice as expensive as the next closest option.
•Utility fees do not distinguish between unit sizes; a 1-bedroom is charged the same rate
as a 4-bedroom. The city also charges the same fees to review repeating building floor
plans.
•Homelessness is an issue in Port Angeles, particularly Downtown, and adequate shelter
and services are needed to help people move off the streets.
Appendix A1:
Stakeholder Interview Summary
Appendix A2:
Online Workshop and Surveys Summary
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R7 Zone Images
Appendix A2:
Online Workshop and Surveys Summary
Multifamily Area Images
Commercial/Mixed-Use Area Images
Appendix A2:
Online Workshop and Surveys Summary
Concept 1
Concept 2
Appendix A2:
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Concept 3
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4.
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Appendix A2:
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Appendix A2:
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Concept 20
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Concept 22
Appendix A2:
Online Workshop and Surveys Summary
Public Comments and Responses on Code Updates for the Port Angeles Building Residential Capacity Project
November 5, 2021
Comments are on the First Draft (made public on September 17, 2021) submitted September 22 to October 29.
Table of Contents
Planning Commission Comments Pages 2-4
Public Comments - General Pages 5-11
Public Comments - Titles 14, 15, and 16 Pages 12-14
Public Comments - Title 17 Pages 15-26
Notes
Comments may be paraphrased or summarized for brevity.
Responses/recommendations are color-coded green to indicate if the comment directly led to an update on the draft.
Some comments for Title 17 are divided by blue bars to group together a large number of comments from an individual.
Appendix B:
Public Comment Response Matrix
Appendix B Pg. 1
Planning Commission Comments
# Date Form Name Section or Topic Comment (may be paraphrased)Response / Recommendation
1 9/22/2021 Verbal Commissioner Schwab ADU's on narrow lots How would an existing ADU split onto a new lot be grandfathered in?We would look to the non-conforming chapter. ADUs could not be on their own separate lot as
currently defined. Some jurisdictions have made policy decisions otherwise. Our intent is the small lot
standards mostly apply to new lots. But we can clarify how the standards apply.
2 9/22/2021 Verbal Commissioner Stanley Lot coverage By eliminating lot coverage requirements, can you go up to the edge of the property line?In most cases, no, because setbacks will still apply. The lot coverage is being eliminated but the site
coverage requirement (e.g. maximum impervious) will still apply.
3 9/22/2021 Verbal Commissioner Stanley CSD zone height limits I disagree with decision on slide 33, height on Lincoln Street with a difference between east and west sides of Lincoln.
Mountain views are great, but it’s more important to get housing in our community. Lots on the east side of Lincoln
have a ton of potential including the Goodwill and Rite Aid site.
At 10/27 meeting, PC came to consensus (see comment #24) on eliminating any special height
distinction on east vs west sides of Lincoln; Integrate a contiguous 45/65 feet height limit.
4 9/22/2021 Verbal Commissioner Stanley Block frontage maps In Downtown I’d suggest changing most of the Mixed streets to Storefront Comment acknowledged.
5 9/22/2021 Verbal Commissioner Stanley Block frontage maps I’m open to Mixed designation on the First/Front strip. But we should not retain the one-way streets, that doesn’t
achieve our pedestrian-friendly goals.
Comment acknowledged. Changing the street configuration is beyond the scope of this effort.
6 9/22/2021 Verbal Commissioner Luxton Small lots We’re already late to the game on development and limiting small lots to that area seems unreasonable.Comment acknowledged.
7 9/22/2021 Verbal Commissioner Luxton Lot size in RMD and RHD RHD and RMD zones still have 30-feet wide lots required. They would be islands surrounded by narrower lots in the
downtown area.
At 10/27 meeting, PC came to consensus (see comment #21) on reducing the minimum lot width in
these zones to 25-feet. Options are summarized in the "Major Code Changes" appendix of the staff
report for the November 10 Planning Commission meeting.
8 9/22/2021 Verbal Commissioner Luxton Design standards generally A lot of the design standards seem unnecessary and will add a lot of work for the planning department. Worried
about increasing complexity, we want to make things simpler at this point. We’re barely getting anyone to build here
anyway. Though overall, happy to see these changes.
General policy guidance in the Comprehensive Plan calls for improved designed outcomes, and the
grant the City was awarded is specifically for the purpose of implementing form-based design
standards. In addition: (1) the new design standards will help offset impacts from the significant
upzoning proposed in the multifamily zones and the commercial zones (increased building height,
removed density and lot coverage limits, etc.); (2) Port Angeles is one of the largest cities in
Washington that does not contain similar commercial and multifamily site and building design
standards; (3) MAKERS has crafted over 65 sets of similar design standards throughout the country,
based on numerous discussions with local architects, developers, and real estate professionals, and
crafted the draft Port Angeles standards to minimize increase costs to construction by allowing design
options in many cases, allowing the most commonly used exterior materials, and avoiding
requirements for expensive design treatments. (4) The provisions have also been crafted to clearly set
measurable minimum standards for all provisions to the extent feasible given the regulatory topic.
MAKERS is working closely with staff on the content and provisions to make sure they are clear and
workable from an administrative standpoint.
The City has received applications for new multifamily in the past two years, which became stalled in
the SEPA aesthetics review process for appropriate design mitigation. In contrast, the proposed code
establishes predictability in place of an unclear SEPA review process.
The project team is recommending changes in applicability of Chapter 17.22 in response to public
comments. Options are summarized in the "Major Code Changes" appendix of the staff report for the
November 10 Planning Commission meeting.
9 9/22/2021 Verbal Commissioner Luxton Design standards generally A lot of these changes, especially in regards to smaller lots, they are going to interfere with the city’s urban services
standards guide, such as conflicts in setbacks. Small lots and townhouses are not feasible unless there is permission
from the city engineer, which often takes 30-60 days to get.
Title 17 regulates the setbacks of buildings and structures, not the urban services standards and
guidelines.
10 9/22/2021 Verbal Commissioner Switzer CSD zone height limits There is untapped potential on the east side of Lincoln Street. We can get mountain views across the city.See response to similar comment #3 above.
Appendix B:
Public Comment Response Matrix
Appendix B Pg. 2
Planning Commission Comments
# Date Form Name Section or Topic Comment (may be paraphrased)Response / Recommendation
11 9/22/2021 Verbal Commissioner Young CSD zone height limits I’ll echo Commissioner Stanley’s comments about the east side of Lincoln Street.See response to similar comment #3 above.
12 9/22/2021 Verbal Commissioner Young Small lots For properties that are 6,900 square feet, for example, could that be split into a 3,500 lot with some leftover? The City already considers that situation built into code as a de minimis variance which recognizes
some townsite lots have odd sizes.
13 9/22/2021 Verbal Commissioner Young Small lot open space For the 10% open space requirement, how are steep slopes handled?The code does not propose any restrictions for steep slopes.
14 9/22/2021 Verbal Commissioner Young CO zone height limit If the hospital wants to add another building, could we make exceptions for them? Giving them more flexibility would
be beneficial to our community.
The main hospital facility is in the Public Buildings and Parks zone, which is not within the scope of
this code update.
15 9/22/2021 Verbal Commissioner Young CBD zone minimum height I don’t see a problem with 1-story retail. We don’t know what will happen and we might want flexibility.Small single-story retail buildings (under 2,000 square feet) accessory to a larger development would
still be permitted. Generally, though, the 3-story minimum is recommended to be retained to help
make efficient use of the limited land in the city's commercial heart.
16 9/22/2021 Verbal Commissioner Young 17.22.030 Residential amenity
space
I don’t personally see a lot use of these types of spaces. Might see the builders include them anyway.This is an equity concern for renters. Multifamily usable open spaces are a key element of ensuring the
livability of new developments and particularly important to mitigating impacts of the increased
density. Even if not all residents frequently use the space, creating the opportunity for such space is
very important. MAKERS has researched the topic intensively, written articles on the subject and
crafted and refined such standards for more than 40 communities within Washington.
17 9/22/2021 Verbal Commissioner Young 14.40.050 Transportation
demand management
Does this account for existing land use context? Section14.40.050 was updated to add some more clarity.
18 9/22/2021 Verbal Commissioner Young Design standards applicability When buildings change their use, e.g. from a hair salon to a restaurant, do they have to meet these standards? No.
19 9/22/2021 Verbal Commissioner Young Large retail uses I’m not always a fan of big box stores but I use them often myself. Are they going to fit into these standards? The biggest constraint is actually existing lot sizes and the ownership. You’d have to see a
combination of properties. There might be space on the west side of town which is more industrial
with larger lots. The draft standards for the CA zone (perhaps the only zone where such uses are
likely to occur in Port Angeles) features no size limit.
20 9/22/2021 Zoom chat Commissioner Smith Tiny homes Are we leaving any openings for tiny homes as ADU’s? Not doing in this batch of code revisions, but staff have talked about it. Currently we don’t allow
permanent occupancy in structures that don’t have a permanent foundation.
21 10/27/2021 Staff notes of
verbal discussion
All PC RMD, RHD minimum lot width,
Chapters 17.14 & 17.15
Allow for 25' wide lots for multifamily At 10/27 meeting, PC came to consensus on reducing the minimum lot width in these zones to 25-
feet. Options are summarized in the "Major Code Changes" appendix of the staff report for the
November 10 Planning Commission meeting.
22 10/27/2021 Staff notes of
verbal discussion
PC consensus
RMD, RHD minimum density,
Chapters 17.14 & 17.15
Reduce minimum density back to existing minimums (back down to 4du/acre in RMD (from 8) and 10du acre in RHD
(from 16)
Recommended change noted.
23 10/27/2021 Staff notes of
verbal discussion
PC consensus Residential amenity space,
17.22.230
Would like staff to explain standards in more detail in staff report.See staff report for the November 10 Planning Commission meeting.
24 10/27/2021 Staff notes of
verbal discussion
PC consensus CSD zone height limits, Table
17.20.040
Would like to end height limit distinction between east and west sides of Lincoln - integrate a contiguous 45/65 feet
height limit.
Recommended change noted.
25 10/27/2021 Staff notes of
verbal discussion
PC consensus Photo examples in code Can we use local examples in the code?Yes and it's preferred to do so when such examples clearly illustrate the code and serve as desirable
examples.
26 10/27/2021 Staff notes of
verbal discussion
Marolee Zoning question What is the green area by the hospital in the commercial zoning areas? (noted an area of green on commercial zone
map on slide in CO zone – looks like a mistake)
The green is zoned PPB, Public Buildings and Parks
27 10/27/2021 Staff notes of
verbal discussion
Richie Building height bonus standards -
17.20.070
How do we know a 600sq foot unit in a "downtown" would be affordable? any assessments on this front?No – just using the assumption that such small units are likely to have lower rents than their larger
counterparts.
Appendix B:
Public Comment Response Matrix
Appendix B Pg. 3
Planning Commission Comments
# Date Form Name Section or Topic Comment (may be paraphrased)Response / Recommendation
28 10/27/2021 Staff notes of
verbal discussion
Ben Stanley Several sections and topics,
notably design standards,
Chapter 17.22
17.22.100 is the pro forma. It's all about functionality and is most important, particularly storefront, transparency may
need to be reduced, but is EXTREMELY Important. Restricting parking in front of the building is VERY important.
Cast a skeptical eye towards other requirements e.g. public space requirements in commercial areas seems to be less
important in Port Angeles, facade articulation is great, but don't need mandate, building details could be a style guide.
Building Materials could be waived. People need to lean into our own aesthetic. SUPPORT blank wall treatment!
Some landscaping standards that we keep and has huge impact on ecological character of our community. e.g. tree
species diversity. DIY aesthetic could be a good thing. Visual survey participants like how things look, but may not
consider that people on edge of investing could be deterred. Cost analysis isn't captured. Lack of design standards
could deter investors from coming here if surrounding buildings look bad. We can establish standards way quickly if
we get really bad development-revisit – detailed suggestions are forthcoming but the main themes here are removing
the façade articulation and the specifics of building materials
Comments acknowledged.
29 10/27/2021 Staff notes of
verbal discussion
Drew Commercial & multifamily design
standards, Chapter 17.22
Drew doesn't support removing any commercial design standards. We have so few areas for commercial
development. It happens so sparingly. We get stuck with poorly designed buildings now.
Comments acknowledged.
30 10/27/2021 Staff notes of
verbal discussion
Marolee Commercial & multifamily design
standards, Chapter 17.22
Rigid design standards can keep us from being forward thinking and we have to keep revisiting which is fine. We
should keep with character that's there currently. Articulation can be done with paint.
Comments acknowledged.
31 10/27/2021 Staff notes of
verbal discussion
Colin Commercial & multifamily design
standards, Chapter 17.22
Agree to reduce some of these, but frontage most important, return back to form-based from traditional euclidean. Comments acknowledged.
32 10/27/2021 Staff notes of
verbal discussion
Colin Off-street parking standards,
Chapter 14.40
500 feet to transit is too short of a distance for a parking bonus. Recommend 2500 feet (almost .5 mile), and reduce
by 50% (more than 10%) (no consensus)
Comments acknowledged.
33 10/27/2021 Staff notes of
verbal discussion
Ben Stanley Off-street parking standards,
Chapter 14.40
Eliminate parking requirements for all residential uses. Let the market decide (no consensus) Comments acknowledged.
34 10/27/2021 Staff notes of
verbal discussion
Colin Off-street parking standards,
Chapter 14.40
Add land banking provision under parking reduction tools, this could helps us prove we don't need the parking we
need. Help save costs later for developers. Anchorage example
Comments acknowledged.
35 10/27/2021 Staff notes of
verbal discussion
??? Off-street parking standards,
Chapter 14.40
Lowering potentially parking requirements in multi-family developments as well as increasing reductions in proximity
to transit
Comments acknowledged.
36 10/27/2021 Staff notes of
verbal discussion
PC consensus Electric vehicle parking space
requirements - 14.40.046
EV parking requirements may not actually work for cost because it may not get used for 10 years. Strike all EV
requirements. Just require 240 box outside the building. Bonus waiver if you do propose EV spaces. Merge with the
state requirements. (consensus)
The project team is recommending changes in response to this concept. Options are summarized in
the "Major Code Changes" appendix of the staff report for the November 10 Planning Commission
meeting.
Appendix B:
Public Comment Response Matrix
Appendix B Pg. 4
Public Comments - General (non-specific on code section)
# Date Form Name Topic Comment (may be paraphrased) Response / Recommendation
1 9/24/2021 Email Emily Glassock General I believe we need to greatly increase the number of dwelling options and units and improve affordability - and this has been apparent for some time, and has
gotten exponentially worse in the last 4-6 years. The building and zoning codes have not helped ease this, the proposed codes are minimally better. There
are still too many barriers to creating more units that people need close in regular single family residential neighborhoods - that are close to the city center,
and close to schools and stores. Developing another central housing growth zone = another concentric circle if you will, just outside of the high residential
zone to target for residential infill, would be helpful - if additional reduced restrictions are not applicable to all of Port Angeles residential neighborhoods (but
I believe that they are).
Comment acknowledged. The code revisions are specifically proposed to increase residential building
capacity. Reduction in lot size in R7 to 3,500 square feet to allow small lot houses is one way that
capacity can increase. Duplexes were permitted in all residential districts as a permitted/primary use
in 2019. The City will continue zoning reform to incentivize housing while ensuring the character and
quality of neighborhoods are preserved and respected.
2 9/28/2021 Email John Ralston General 1. The work done Planning and their team scores a solid "A" with this 270 page long overdue document. I would suggest a more frequent review than every
50 years, maybe every 2-3 years. Think Comp plan or "Sunset" review.
Comment acknowledged.
3 9/28/2021 Email John Ralston General 5. CODE changes do not necessarily mean an immediate building boom.Comment acknowledged.
4 9/28/2021 Email John Ralston General 6. Planning Dept will see where there will need to be changes/amendments/alterations and bring those discussions to the appropriate City departments Comment acknowledged. Future code work is anticipated and budgeted for in 2022.
5 9/28/2021 Email John Ralston Graphics 7. Visuals in code are very helpful and good Comment acknowledged.
6 9/28/2021 Email John Ralston General 8. City has asked for advertised and asked for input and I believe City staff, again, has done a great job.Comment acknowledged.
7 10/4/2021 Email Erik Marks Code complexity a) This feels like a Rhinoceros of an amendment that is being pushed through on a very fast timeline. The harm that can be made by mistakes in this work is
massive, so wouldn't we all be well served to take a step back and give ourselves time to do this right?
Comment acknowledged. The grant money supporting this code project was accepted by City
Council in February 2020. The contract with MAKERS for code work was approved by City Council
in August 2020. Several presentations on the code work occurred where the public was invited
between December 2020 July 2021. A successful public workshop on the project occurred in June
2021. Currently, the project has been ongoing for over a year and half.
8 10/4/2021 Email Erik Marks Process b) I am concerned there are not enough qualified professional perspectives at the table. Where are the land use lawyers? One design shop working under
contract is just one perspective. We do have a few SFR developers and they will read the stuff pertinent to SFR work and comment effectively I am sure.
But who is reading the commercial and multifamily stuff who has the experience and qualifications to provide meaningful guidance from the various
perspectives? Seems we need to have comment regarding different types of commercial, different types of multifamily, and new/renovation on each of those
types. And we should have comment from, at a minimum, developers, architects and lawyers.
City planning staff have reviewed the amendments in collaboration with consultant staff in several
rounds. Law firm Madrona, who has been assisting with the codewide update (all titles in the code),
specifically reviewed a full draft of the proposed development regulations amendments. The City's
legal team will also be providing review of the amendments.
Appendix B:
Public Comment Response Matrix
Appendix B Pg. 5
Public Comments - General (non-specific on code section)
# Date Form Name Topic Comment (may be paraphrased) Response / Recommendation
9 10/4/2021 Email Erik Marks Commercial and
multifamily design
standards
c) Substantively, I am concerned that 17.22, while well-intentioned, will do substantially more harm than good for PA. Yes the design directives in 17.22 are
good instructions about how to design things well. But what is the issue with PA commercial and multifamily today? Is the issue that ugly buildings are being
built? Nope. The problem is that NO new multifamily or commercial is being built. If you have no buildings being built, and you adopt regulations that
increase complexity, risk, and cost, you are adding to the problem. I think that an iterative approach to creating and implementing design guidelines in PA is
probably a good idea. I am concerned that throwing down 17.22 all at once makes it materially less likely that PA will see a new commercial or multifamily
building break ground anytime in the near future. And when new developments do happen, you will see expensive stuff come before working-class stuff
because of the increased costs created by 17.22.
General policy guidance in the Comprehensive Plan calls for improved designed outcomes, and the
grant the City was awarded is specifically for the purpose of implementing form-based design
standards. In addition: (1) the new design standards will help offset impacts from the significant
upzoning proposed in the multifamily zones and the commercial zones (increased building height,
removed density and lot coverage limits, etc.); (2) Port Angeles is one of the largest cities in
Washington that does not contain similar commercial and multifamily site and building design
standards; (3) MAKERS has crafted over 65 sets of similar design standards throughout the country,
based on numerous discussions with local architects, developers, and real estate professionals, and
crafted the draft Port Angeles standards to minimize increase costs to construction by allowing
design options in many cases, allowing the most commonly used exterior materials, and avoiding
requirements for expensive design treatments. (4) The provisions have also been crafted to clearly
set measurable minimum standards for all provisions to the extent feasible given the regulatory topic.
MAKERS is working closely with staff on the content and provisions to make sure they are clear and
workable from an administrative standpoint.
The City has received applications for new multifamily in the past two years, which became stalled in
the SEPA aesthetics review process for appropriate design mitigation. In contrast, the proposed code
establishes predictability in place of an unclear SEPA review process.
The project team is recommending changes in applicability of Chapter 17.22 in response to public
comments. Options are summarized in the "Major Code Changes" appendix of the staff report for
the November 10 Planning Commission meeting.
10 10/4/2021 Email Luke R. Strong-Cvetich General The Jamestown Tribe is very happy to see PA taking action on creating more residential capacity.Comment acknowledged.
11 10/13/2021 PC Public
Hearing,
verbal
Annie O'Rourke Infrastructure We need to increase density but doubling is too much for our water and sewer capacity. Assuming this comment refers to the proposed minimum density as set forth in Table 17.14.050-1.
This standard is 4 dwelling units per acre (du/acre) currently and proposed to increase to 8 du/acre.
The intent is to ensure that the city’s limited RMD zoned properties meet a minimum density to
ensure that the city can meet growth projections and objectives. At a minimum, the project team
suggests adding an exemption to these standards for smaller lots (under 10,500 square feet to match
a similar exemption proposed in the RHD zone), where flexibility is important.
12 10/13/2021 PC Public
Hearing,
verbal
Erika Holzhauer Proces These amendments are more likely to be non-time-consuming when all stakeholders are involved such as engineers, transportation agencies, Downtown
businesses, chamber of commerce, etc. This is a comprehensive change that requires time to review. If it goes too fast, it may take more staff for
interpretation.
Comment acknowledged.
13 10/13/2021 PC Public
Hearing,
verbal
Erika Holzhauer Graphics Regulations are based on pictures. Unclear which specific regulations are being referenced - regardless, all regulations are text-based.
Photographs and graphics are visual aids to support the regulations, but the text is the legal basis and
takes precedence.
14 10/13/2021 PC Public
Hearing,
verbal
John Ralston General Code changes do not necessarily mean an immediate building boom. The Planning Department may need to do modifications and changes on the code in
consultation with other departments.
Comment acknowledged.
15 10/13/2021 PC Public
Hearing,
verbal
John Ralston Process The City has advertised this process for over 90 days and I believe city staff has done a great job. Comment acknowledged.
Appendix B:
Public Comment Response Matrix
Appendix B Pg. 6
Public Comments - General (non-specific on code section)
# Date Form Name Topic Comment (may be paraphrased) Response / Recommendation
16 10/13/2021 PDF letter Michael A. Peters Surface parking
moratorium
The changes proposed for the new Commercial Zones may actually stall commercial development. I will speak specifically to the impacts on The Elwha Hotel
project. The Tribe objects to the Adoption of an Ordinance Imposing a Moratorium on the Installation of Surface Style Parking Lots in City Commercial
Corridors (September 7, 2021 City Council). The adoption of this Moratorium Ordinance appears to impact only the Lower Elwha Klallam Tribe’s project.
And, as was stated at the meeting is an attempt to preserve and implement early the intent to restrict parking to structures only downtown. It appears the
parking conditions do not allow for addressing unique business needs (e.g., limited spots for loading and unloading, porte-cochere). We object to requiring
structured parking only.
Comment acknowledged. The surface parking moratorium is outside the scope of the building
residential capacity project. It was repealed by the City Council in early November 2021.
17 10/13/2021 PDF letter Michael A. Peters General We are extremely concerned with several aspects of the Code Amendments. One of our greatest concerns is the transition from the current Code to the
Amended Code. The Tribe just completed our public comment period for a Shoreline Substantial Development Permit (September 23, 2021). This milestone
was negotiated with the City and included conversations with Washington State Department of Ecology. The site plan was accepted by City personnel prior
to allowing the application to proceed. The moratorium and amended codes if adopted will result in additional long delays for our project.
It is important to remember the Tribe purchased the westerly parcel for two reasons: to complete toxin cleanup and to acquire space for future expansion.
The cleanup was completed costing millions. Since the Tribe is not in the position to develop the westerly parcel at this time we may need to remove it from
the project. The amended code does not appear to address “short-term” variances or waivers that would allow us the highest and best use of the parcel
until expansion is economically feasible.
Comment acknowledged
18 10/22/2021 Email Kasi O'Leary General I am writing in support of the City’s efforts to increase and promote housing by adjusting the building residential capacity. While your proposals are a great
start, there is a LOT more that the City can do to make a much more significant impact to promote housing in Port Angeles.
Comment acknowledged
19 10/22/2021 Email Kasi O'Leary Multifamily
development
More work must be done to encourage multifamily housing developers to build here. With costs rising for labor and materials, tax breaks aren’t enough. Our
city should be helping to fight the extra requirements for stormwater runoff, give breaks on permits and fees if the owner is adding 5 or more units, Offer
credits and/or variances to convert vacant commercial space into multifamily housing. You should be doing whatever it takes to give developers a positive
incentive to build more units here as cheaply as possible.
In general, I would suggest you look to the larger, more populated counties and cities in our State, see what is working there. While some residents in our
area may not want higher density with in the City, it’s absolutely required to ensure that we slow or prevent urban sprawl into the surrounding county.
There is room for a lot more homes within the current city/lots, we just need to look at allowing more to be built within a smaller space and give those
interested an incentive to build here.
Comment acknowledged. The MAKERS' team has crafted similar codes for over 65 communities in
Washington and across the country and helped craft Washington State's recent guidebooks for
Housing Action Plans and Housing Elements - integrating many ideas learned from those efforts into
this project.
20 10/24/2021 Email Allisa Imming General As for ADU's and the mind-set of "creating more affordable housing", I believe this code change will drastically alter the flavor and purpose of living in Port
Angeles. People move here for the overall aesthetic. Where the mountains meet the sea; pines, cedars, wildlife, forests, lakes, our downtown waterfront.
Long term residents stay here for the overall aesthetic, amongst other reasons. I would ask you to not consider cramming more residents onto our city lots.
Comment acknowledged. This project was funded to address the need for increased housing
capacity and both policies and considerable public comments received have emphasized the need to
accommodate projected growth, provide for more forms of affordable housing, and to increase the
diversity of housing available within the city.
21 10/24/2021 Email Allisa Imming General Also, how about adding wording to the city code about amenities that the city should provide to it's residents? We need more appropriately maintained park
space. The Peabody Creek was once a city park and I would like to city to be expected to maintain it as such. Peabody Creek should be a jewel for all of us
to enjoy and provide a walkable space.
Comment acknowledged. Addressing city parks is beyond the scope of this effort and more
appropriately addressed in the Comprehensive Plan and related park planning efforts.
22 10/28/2021 Email Jack Heckman General Just want to express my concern based on Mr. Marks letter. I certainly don't want to have so many costs and regulations that it hinders small
business owners from purchasing or remodeling properties in Port Angeles. I feel that our current regulations are sufficient and already require significant
time and investment.
Comment acknowledged.
23 10/28/2021 Email Tom Curry General I have very serious concerns regarding the proposed code section 17.22 as it currently reads. I have voiced those concerns and two Commission meetings so
far, and feel that no one working for the City of Port Angeles understands or takes seriously what is involved in running a small business.
I am concerned with the direction this code change is taking. It will rob our town of character, and make us look like any other suburb in the Seattle metro
area. I understand that staffers are saying it will not change existing buildings, but that is not true and they know it. This will be the code for any new
construction and any remodeling of existing structures and they will ensure that all permits submitted will comply or they will not be approved. That is a fact.
Port Angeles is a tourist town. We are heavily dependent on tourism, and the tourists that come from the Seattle Metro area do not come here to get the
same vibe as they would get in Bellevue, Bothel, Kirkland, Redmond and so on. The come up here to escape that. Last night one of the Commissioners
referenced a Southeast Alaska vibe and I think that is accurate.
Comment acknowledged.
Appendix B:
Public Comment Response Matrix
Appendix B Pg. 7
Public Comments - General (non-specific on code section)
# Date Form Name Topic Comment (may be paraphrased) Response / Recommendation
24 10/28/2021 Email Tom Curry Commercial and
multifamily design
standards
Looking short term, I have very real concerns about our Barhop Artisan Pizza business being able to stay in Port Angeles. The first hurdle is getting a lease at
our current location that is economically viable and will allow for renovation of our storefront. That is on me. The second hurdle is can we afford to do all
the extras that the new city code will require. These are not hypothetical costs, these are real expenses that will weigh into our decision making of do we
stay or do we go.
See response to similar comment #9 above.
25 10/29/2021 PDF letter Sheila Stewart Surface parking
moratorium
I am the owner/member of S. G. Stewart LLC, the owner of Frugal’s and the Bushwhacker property on US Highway 101 on the east end of the City of Port
Angeles. The information we received about the current moratorium on building parking lots was contradictory. In an email received from City Planning
Director Allison Brekke, she stated that “. . . at this time my Department has determined the draft proposal would not be able to be processed as a building
permit with the current surface parking lot moratorium.” However, in one of the attachments Ms. Brekke provided, the moratorium is defined as “No new
surface style parking lots fronting a commercial corridor for the next six-months” (our emphasis). The Bushwhacker parking lot has existed for decades, so it
is not new and should not be subject to the moratorium.
Comment acknowledged. The surface parking moratorium is outside the scope of the building
residential capacity project. It was repealed by the City Council in early November 2021.
26 10/29/2021 PDF letter Sheila Stewart General The Bushwhacker property is fast becoming a public health hazard. It is now a place where individuals camp, leaving behind human waste, needles, tagging and
garbage. It is increasingly difficult and expensive to keep up with all the refuse that accumulates on the property. In creating roadblocks to selling the
Bushwhacker property, this situation will remain unresolved indefinitely, to the detriment of the community as well as to S. G. Stewart LLC. Selling it to a
buyer who would develop a business there would alleviate this concern.
Comment acknowledged.
27 10/29/2021 PDF letter Sheila Stewart Commercial and
multifamily design
standards
Others have commented in detail about the unrealistic and expensive design standards in Section 17.22 of the proposed code revisions that will put undue
burdens on current and future economic development in the City. This will further erode the tax base because property will not be developed and so will
not increase in value and usability. This in turn will impact the City’s ability to deliver services, affecting quality of life and the ability to attract more businesses
to our area. It will also put more of the City’s tax burden onto individual taxpayers. The end result will be fewer jobs, less access to housing, and the
continuation of current city challenges.
We strongly urge the Planning Commission to recommend to the City Council that more time be taken to thoroughly assess and understand the impacts
that these issues will have long-term on the well-being of our community. Port Angeles is not a standard metro area and many of the proposed code
revisions seem to reflect a misplaced urban sensibility. Port Angeles is a truly unique city with a unique heritage and deserves to have its special character
considered in all planning efforts. Thank you for your consideration.
See response to similar comment #9 above.
28 10/29/2021 Scanned PDF
letter
Tracy Gudgel Commercial and
multifamily design
standards
Chapter 17.22 will not increaes residential capacity or encourage increaed commercial development. The letter from Erik Marks is spot on with regards to
the increased cost of development created by this new code section. It will also significantly increase review time by City staff and likely require additional
staff. The cost will increase from initial planning all the way through architecture design, civil and structural engineering, as well as the need for a licensed
landscape architect on many projects.
See response to similar comment #9 above.
29 10/29/2021 Scanned PDF
letter
Tracy Gudgel Commercial and
multifamily design
standards
As a local engineer who works with clients on residential and commercial projects through the City, the propose standards will lead to less development and
investment. Most projects do not proceed to the design phase due to the cost of site development and stormwater infrastructure under the current codes.
Site development and stormwater costs will be considerably reduced with the reduced parking
requirements for key land uses, new options for further parking reductions, and clarifying language
about on-site stormwater management requirements that allow an exemption to site coverage limits.
30 10/29/2021 PDF letter Annie O'Rourke Density The city needs to reflect on the term “density”. A 40 unit apartment with 250sf Single Room Occupancies (SROs) is much less “dense” from a people
perspective than a 40 unit apartment building with 1000sf 3 bedroom units and yet the zoning code treats them the same. In addition, the fees associated
with each are the same therefore is no financial encouragement to build smaller units. Clearly the impact to the infrastructure system is directly related to
the number of people using the services not the number of units provided.
Comment acknowledged. While increased density is a desired outcome of this project, it is not the
only one. Port Angeles Housing Action Plan has a goal of providing a variety of housing units as well.
31 10/29/2021 PDF letter Annie O'Rourke Commercial and
multifamily design
standards
The code is vague and open to interpretation. Many clauses like “add depth, richness”, “provide visual interest”, “meet the design objectives” and “used
liberally” provide no quantifiable requirements, measurements or criteria. How is one to understand what is required?
Specificity and numerical requirements have been added as much as possible and where appropriate.
In other situations, some less firm standards are recommended to allow for creative design and give
staff negotiating power. Numerous photo and graphic examples are included to aid with expectations.
Appendix B:
Public Comment Response Matrix
Appendix B Pg. 8
Public Comments - General (non-specific on code section)
# Date Form Name Topic Comment (may be paraphrased) Response / Recommendation
32 10/29/2021 PDF letter Annie O'Rourke Commercial and
multifamily design
standards
There has been much talk about this proposal not adding to the cost of construction. Those statements are disingenuous and the ones proclaiming such
should justify them. The biggest impact is felt by the smaller projects not the large multi-million dollar projects but the tri-plex, the 6-unit townhouse or small
office building. Adding corners to a foundation, changing wall coverings, requiring porches, requiring significant amounts of landscaping that takes away from
parking lot surface areas, mandating transparency, modulating/articulating vertically and so forth all costs money.
If the cost outweighs the benefit of construction then no additional construction will happen. Development been sluggish lately. The goal should be to
motivate or encourage land owners to develop. The standards to increase density, relax parking, reduce procedural processes, etc. are all positive steps.
Chapter 17.22 is an impediment to the intended goal.
See response to similar comment #9 above.
33 10/29/2021 PDF letter Annie O'Rourke Commercial and
multifamily design
standards
Our recent development at Lauridsen and Francis would not comply with these standards because of Basic Block Frontage provisions, landscaping provisions,
building material requirements (stone, brick or masonry), open space provisions and, depending on staff interpretation, the articulation provisions. It was our
goal to replicate the good work we began back in 2018 at Mt Angeles View further up Francis but these new requirements will prohibit that effort and a
redesign will be necessary. What a shame!
Comment acknowledged.
34 10/29/2021 PDF letter Annie O'Rourke Staff capacity The personnel cost burden of form-based codes cannot be overlooked. The additional review, decision making (as things are not all ministerial but
interpretive) and inspection processes will increase. How will the city accommodate the added lead times with the current staffing crisis?
Staff recognizes that additional review will be required to implement these new codes. This would
occur during the building permit review. The new code primarily affects new commercial
construction and only certain house types. Currently, the highest number of building permits are in
the rehabilitation/remodel category where it is not anticipated that the majority of the proposed
code will apply. The proposed code is crafted to emphasize clear minimum requirements. Phase 2 of
code audit work will propose changes and improvements to the procedural issues related to
development review.
35 10/29/2021 PDF letter Annie O'Rourke Infrastructure The city’s infrastructure system in many areas is currently not capable of supporting these increased densities. The city should have upgraded systems in
place before approving such a comprehensive revision of this nature.
Comment acknowledged.
36 10/29/2021 PDF letter Annie O'Rourke Historic buildings Historic preservation has not been mentioned. Please include language that refers to the State requirements for structures on the National Register of
Historic Places.
Generally, existing buildings of any age are not affected by the proposed design standards unless they
propose major expansions (see draft 17.22.020).
37 10/29/2021 PDF letter Annie O'Rourke Process It has been demonstrated by the timeline provided at the October 27th Planning Commission meeting that the consultants have discussed processes with
staff, commission and council and conducted surveys to develop a sense of direction. But the reality is that the code proposal (hundreds of pages) was not
published until September 17, 2021 leaving only 26 days of thorough review before the only slated public hearing occurred. It is very much appreciated that
another public hearing is planned before the City Council. How much time will the council and interested parties have to review the revised draft before the
public hearing and deliberations begin?
Comment acknowledged.
38 10/29/2021 PDF letter Annie O'Rourke Process Your opportunity to affect the look of the city happens now with adoption of these codes and not at the permit approval process. Please understand the
consequences of these requirements and approach the task with all impacted parties in mind using a slow and deliberate process to review the proposal and
ask the stakeholders what they need to accomplish the stated goal. It is unfortunate that a neighborhood look is determined by the city at the point of
adoption of a code and not by the neighborhood members when planning for development actually begins. When the Housing Authority plans a
development, we ask our tenants what their wishes are and what they would like to see in their housing. This approach usurps that direct connection and
collaborative design guidance.
Comment acknowledged.
39 10/29/2021 PDF Letter Erik Marks General 1. Reduce Development Costs. As my earlier letter explains, Port Angeles is not ready for expensive design rules. If expensive design rules are adopted in
Port Angeles, the result will not be more housing and pretty developments. Quite to the contrary, the result of expensive design rules in PA will be
economic stagnation, empty lots, unkempt buildings, reduced incomes, reduced housing availability, reduced tax base.
Comment acknowledged.
40 10/29/2021 PDF Letter Erik Marks General 2. Fix Problems. The draft provisions have a number of errors in them, ranging from bad Section references to indefinite and confusing language. All such
errors need to be fixed, as if they were to be adopted into code, could result in delay, cost and possible litigation.
Comment acknowledged.
41 10/29/2021 PDF Letter Erik Marks General 3. Simplify. The KISS Principle is real. And really valuable. Complexity in land use code chills future development, increases cost, increases timelines, increases
the risk of conflict and litigation, decreases creativity, and drives design, engineering and construction work to people outside of Clallam County.
Comment acknowledged.
Appendix B:
Public Comment Response Matrix
Appendix B Pg. 9
Public Comments - General (non-specific on code section)
# Date Form Name Topic Comment (may be paraphrased) Response / Recommendation
42 10/29/2021 PDF Letter Erik Marks General In my spoken comment to you at your October 27, 2021 meeting, I urged you to invite before you a panel of several experts, which you can question to
gather the information you need to make wise decisions about this complex process of deciding what land use code provisions will best serve the City of
Port Angeles. I said I would let you know the names of the people that in my experience could provide you with the best-available expertise within the
NOLP community in regard to the interplay between Zoning Code, Economic Vitality and Housing Availability. The experts I have met, in my limited
exposure are: Erik Marks (myself, attorney, entrepreneur, commercial real estate), Marc Abshire (PA Chamber of Commerce), Coleen McAleer (Clallam
Chamber of Commerce), Matt Deines (President, First Fed), Jim McEntire (PABA Chair), Tom Curry (Barhop, retired executive), Michael Peters (developer
of LEKT hotel), Christopher Thomsen (former PA Chamber of Commerce President, Entrepreneur), Annie O’Rourke (multifamily real estate, Peninsula
Housing Authority).2 I am sure there are others as well.
Comment acknowledged.
43 10/29/2021 PDF Letter Erik Marks General In closing, I urge you to be careful. Port Angeles has struggled for years to rise from the economic valley into which it fell when natural resource extraction
faded. The climb out can only happen on an iterative basis, where the built environment advances lockstep with economic growth. For such a lockstep path,
the City’s Land Use Code must be authentic to its people, location and economic abilities. If you adopt a code that is too aggressive in its design
requirements, you will maim economic growth, you will maim growth in the built environment, and you will maim your City.
Comment acknowledged.
44 10/30/2021 PDF letter Bonnie Cragie General Rural Community Assistance Corporation (RCAC) is a non-profit that provides training, technical and financial resources and advocacy so rural communities
can achieve their goals and visions. We have 4 lines of business, but today I am concerned with the technical assistance we provide in housing. I reviewed the
Zoning revision proposed by Maikers Architecture and Madrona Law and want to put forward some items for your consideration.
HOUSING AFFORDABILITY: In general, this zoning code has not been reviewed with a lens to keeping properties affordable. It is recommended to review
the entire code asking the question: “how does this affect housing prices and the people who live in the housing?” Cities that have successfully addressed this
issue have allowed the single-Household zoning to include 2-4 unit dwellings, have simplified design requirements, have addressed the regulation of Air B&B’s
and have supported small ADU’s (800 SF or less).
Comment acknowledged.
45 10/30/2021 PDF letter Bonnie Cragie Community design SUPPORTING HOUSING: Include density bonuses and further loosening parking requirements on affordable housing. Allow 2-4 unit housing developments
to be built as of right in all areas where housing is allowed and especially near main streets. This helps to create those 15-minute communities that are
walkable and have the various amenities needed to support living.
THE WALKABLE COMMUNITY: These are also called 15-minute communities. These are the lifeblood of neighborhoods as they have a corner store, public
amenities, commercial amenities and housing. This is not a priority in the code in terms of zoning uses within areas. Mixing housing with commercial uses, etc.
but this is what makes small towns and cities thrive.
The code currently allows duplexes in all residential zones and multifamily housing in five commercial
zones, which are centered on main streets (arterials and collectors). Access to commercial amenities
is proposed to be increased with greater residential capacity in commercial zones, including height
increases and allowing townhouses in most commercial zones.
Allowing more non-residential uses in residential zones (such as corner stores) was discussed early
on by the project team, but it was determined a Comprehensive Plan amendment is likely needed
first to guide policy direction.
The project team is recommending changes to where duplexes and cottage housing are allowed.
Options are summarized in the "Major Code Changes" appendix of the staff report for the
November 10 Planning Commission meeting.
46 10/30/2021 PDF letter Bonnie Cragie Zero lot line ZERO LOT LINE DEVELOPMENT: There is no mention of or provision for zero lot line development which is appropriate in certain areas, and which saves
on infrastructure costs. It also increases density making a community more vibrant. It can be houses that are separate buildings and not just town houses with
an adjoining wall.
Because Port Angeles is largely built-out with few remaining opportunities for single-household
subdivision development that could include a zero lot line configuration, it was not considered in this
code update. Zero lot line development would be achievable for townhomes through a unit lot
subdivision process. The City has received interest in a townhome development with shared garages
using a zero lot line approach. The current code would not allow this, but a unit lot subdivision
provides a path forward.
47 10/30/2021 PDF letter Bonnie Cragie AirBNB rentals AIR B&B POLICIES: While it may not be a problem yet, over time Air B&B ‘s tend to increase the cost of housing and can become a problem when
permanent housing is turned into an Air B&B. The current policy does not address how this will be managed. We recommend considering this with the
zoning code in a thoughtful way. For example, having an ADU policy in theory would provide some affordable or attainable housing for employees in Port
Angeles, unless they are all used as Air B&B’s. Things that communities have done to limit the number of units turning from Hou sing to Air B&B include
making permitting more expensive, limiting the number of Air B&B’s, requiring that all Air B&B’s be treated like hotels and held to the stricter FLS codes,
hotel taxes, etc.
This issue has been discussed by the City but is not within the scope of this code update project.
Appendix B:
Public Comment Response Matrix
Appendix B Pg. 10
Public Comments - General (non-specific on code section)
# Date Form Name Topic Comment (may be paraphrased) Response / Recommendation
48 10/30/2021 PDF letter Bonnie Cragie General VAGUE REQUIREMENTS: Elimination of the word character in the zoning code so that specific requirements are codified, and housing can be built without
trying to meet nebulous requirements and cannot be challenged on nebulous requirements. Using photos as a method for determining what should be
allowed will not only be difficult to determine what is allowed it will also open up proposed housing to NIMBY challenges especially if it serves rural and small-
town employees. This is an expense for the city and the developer that should be avoided.
Specificity and numerical requirements have been added as much as possible and where appropriate.
In other situations, some less firm standards are recommended to allow for creative design and give
staff negotiating power. Photos are not used for regulations and only to support standards that are in
the text.
49 10/30/2021 PDF letter Bonnie Cragie Historic buildings HISTORIC PRESERVATION/HISTORIC DISTRICTS: Neither of these are discussed in the code and they are important to maintaining the history of how
Port Angeles was developed. In fact, historic structures in some areas would have to be grandfathered in to be considered a legal conforming use.
See response to similar comment #36 above.
50 10/30/2021 PDF letter Bonnie Cragie General DECISION MAKING: All decisions going to one person – the director of Community and Economic development – many of the items that go for decision
making by one person could be codified. This is a risk point for the city and the DCED as making consistent, non-biased decisions is easily challenged. A
hearings body is typically used for decision making.
Comment acknowledged.
51 10/30/2021 PDF letter Bonnie Cragie Litigation RISKS: Some of the proposed zoning code makes affordable housing more expensive, anything that makes it harder to build affordable housing is likely to
become a risk point to the City from a fair housing claim.
Dozens of cities across Washington have adopted similar design standards and court rulings have
upheld the power of jurisdictions to adopt design standards in the public interest. Several of these
cities are outside of the I-5 corridor and include rural residential areas (such as Wenatchee, WA).
52 10/30/2021 PDF letter Bonnie Cragie Public outreach Outreach: The number of homeowners and business owners who participated is extremely low and the process appears that it wasn’t always transparent
where and when people could get involved. Additional outreach to discuss the draft final code could be provided. The outreach should include multiple
charettes in different areas so that the broadest cross section of residents can respond to the draft code provided.
The City's resources are limited, though hundreds of comments have been received and there have
been multiple public meetings and public comment opportunities.
Appendix B:
Public Comment Response Matrix
Appendix B Pg. 11
Public Comments - Titles 14, 15, and 16
# Date Form Name Section or Topic Comment (may be paraphrased) Response / Recommendation
1 10/13/2021 PC Public
Hearing,
verbal
Annie O'Rourke Electric vehicles I am thankful for the parking reductions for affordable housing but we don’t need EV parking.
2 10/13/2021 PC Public
Hearing,
verbal
Tony Billera Electric vehicles The greatest share of CO2 emissions is transportation. Port Angeles is doing a study on greenhouse gases and the share of
transportation emissions is much higher than average. I picked up on the comment about affordable housing and electric vehicles. Price
parity is expected within a few years and electric vehicles are cheap to drive. Electric vehicles are going to be adopted quickly and it
would a shame to have a social situation of haves and have-nots. I’d suggest at least 110 volts and ideally 220 volts, at least one space
per unit.
Comment acknowledged.
Section 14.40.046(B) provides: "All charging equipment and services required by this section shall support a minimum of
Level 2 charging standards as provided by the Society of Automotive Engineers (40 amps and 240 volts residential or 208
volts commercial). "
3 10/21/2021 Email Julia Taylor Chapter 14.40 Parking Is this about street parking in addition to any driveway space? This chapter applies to off-street parking on private properties.
4 10/21/2021 Email Julia Taylor Parking Requirement Table
"14.40-1"
What the heck is .5 or 1.75 parking spaces?Fractions are used for residential developments because these developments may have many units that then do a calculation
(units multiplied by parking requirement) to determine the total minimum parking requirements. The total number of
required spaces, if it is a fraction, is then rounded up or down to get a whole number.
5 10/21/2021 Email Julia Taylor Parking Requirement Table
"14.40-1"
Why should a couple living in a "small lot single family household dwelling" not be entitled to 2 spaces just as "single-household
dwellings" are? If you can afford a bigger house, you deserve more parking space, even though that's not at all essential? That's elitism
and offensive. If there are 2 adults living in a house, these days, that usually means to people working who usually need 2 cars.
Small lots are those less than 5,000 square feet and need additional flexibility in regulations to make development on them
feasible. Small lots are typically targeted toward lower income levels, and lower income households own less vehicles on
average. However, due to the market demand mentioned by the commenter, oftentimes these small lots will still provide
two or more parking spaces.
6 10/21/2021 Email Julia Taylor Chapter 14.40 Parking What about the RVs that are everywhere? Usually behind the houses, so that's OK? And what about those who park RVs on the street
for weeks or who rent space in their backyards to people living in RVs. It's rather common and shouldn't be. This section NEEDS
WORK, rethinking, more awareness.
This issue is outside the scope of this project
7 10/22/2021 Email Kasi O'Leary Subdivision and road standards Stop or reduce ridiculous requirements for road widening, sidewalks, etc. in rural, nonthoroughfare roads within the City. It should not
be that hard for a builder to simply put two homes on what will be two lots that total at least 14k SF, but by the time the City adds on
all their requirements for a builder to widen the road, add sidewalks, etc. there will no longer be enough room to add two homes
(especially with the setbacks mentioned in #1). In order for builders to WANT to build homes in your city, you have to be willing to
work with them and stop adding on infrastructure requirements that, while are a great improvement for the City (at the cost of the
builder), do nothing to improve the safety and soundness in that area, or in many cases even REDUCES the marketability of the project.
This issue is outside the scope of this project. Subdivision regulations are anticipated to be reviewed in a future phase of
code work in the near future.
8 10/27/2021 Scanned PDF
letter
Bruce Emery 16.02.020(E)(41) and 16.040,
short plats
We applaud the change and feel it will provide improvements to the regulatory program. It will increase flexibility and assist the
development community with designing future projects and improve the liklihood of expanding residential capacity.
Comment acknowledged.
9 10/27/2021 Scanned PDF
letter
Bruce Emery 16.02.020(E)(47) and 16.09, unit
lot subdivisions
We applaud the change and feel it will provide improvements to the regulatory program. It will increase flexibility and assist the
development community with designing future projects and improve the liklihood of expanding residential capacity.
Comment acknowledged.
10 10/27/2021 Scanned PDF
letter
Bruce Emery Parking Requirement Table
"14.40-1"
We are concerned about increasing the parking requirements for multifamily dwelling units with more than one bedroom. We
understand the need to incentivize affordable housing, but this creates a disincentive that harms project viability by increasing the
amoutn of land needed for parking and stormwater management costs.
The proposal is actually to reduce the minimum parking requirements for market-rate multifamily dwelling units with more
than one bedroom. A comparison of requirements follows:
Current code: Two bedrooms = 2.0 parking spaces; three bedrooms = 2.0 parking spaces
Proposed code: Two bedrooms = 1.5 parking spaces; three bedrooms = 1.75 parking spaces
11 10/27/2021 Scanned PDF
letter
Bruce Emery 14.40.050 Transportation
Demand Management
Assessment (TDMA)
We are concerned about applying this to more land uses that used to have prescriptive parking requirements. Parking needs of most
uses can be reasonably determined through the WSDOT Traffic Demand Manual. Requiring engineering to calculate parking for all uses
interjects a huge and unncessary burden on the development community. Similar regulatory changes have led to a significant shortage of
engineering service providers in the area, which is exacerbated by the City's reliance on third-party review. This affects the time and
cost of development work. We urge you to maintain the current prescriptive standards.
Section 14.40.050 is an existing section. It is proposed that a TDMA is no longer required for uses/buildings that do not
provide parking, which will reduce the need for a TDMA overall. A clarification is also added to Parking Requirement Table
"14.40-1", under "Unspecified Uses, to remind code users what to do when a use is unlisted. The project team believes the
parking table is fairly comprehensive and covers the vast majority of land uses that are proposed in Port Angeles, and so do
not foresee requiring a TDMA very often. If one is required, changes to section 14.40.050 also give more clarification and
aid to administering it. Other methods for adjusting parking requirements are currently available under 14.40.030(C).
12 10/27/2021 Scanned PDF
letter
Bruce Emery 16.04.150(B), Plat occupancy We feel this is an opportune time for the City to consider the impact of this requirement. We have completed subdivisions where
improvements were bonded for and completed at a later date. This section compels that improvements be completed regardless of
whether bonding is used. The surety provided by performance bonding and common sense should be sufficient to ensure that
improvements are in place.
Comment acknowledged. City staff anticipated larger updates to the subdivision regulations in the next phase of code
updates in the near future
Appendix B:
Public Comment Response Matrix
Appendix B Pg. 12
Public Comments - Titles 14, 15, and 16
# Date Form Name Section or Topic Comment (may be paraphrased) Response / Recommendation
13 10/27/2021 Scanned PDF
letter
Bruce Emery 16.09.020(I), Unit lot subdiviion
applications
Under RCW 58.17.165 a final plat or short plat must be accomplanied by a title report. Platting requirements significant time and
expense to meet infrastructure, surveying, and other requirements. With respect to demonstrating ownership, a deed to the property
should be sufficient. Requiring a full title report upfront for a preliminary application puts the cart before the horse and adds additional
unncessary expense. This section should be amended accordingly and match the RCW.
The title report requirement has been removed from the draft.
14 10/29/2021 Scanned PDF
letter
Tracy Gudgel Chapter 16.04 Expanding short plats from 4 to 9 lots will help the housing crisis in our area. Comment acknowledged
15 10/29/2021 PDF letter Annie O'Rourke 14.40.020(A)(9) 14.40.020 A9 states that an assessment “may be done by the applicant…” but 14.40.050 B states that they “…shall be prepared by
either a professional engineer…” - which is it?
Existing code language that the project team recommends be updated in the next phase of code work in the near future.
16 10/29/2021 PDF letter Annie O'Rourke 14.40.030(A) “Quantity. The number of required parking spaces shall be determined either by reference to the number of required parking spaces
per Table 14.40-1.” This statement specifically uses the word EITHER – where’s the OR? Needs to be rewritten. What is the intent?
Words "either by" removed.
17 10/29/2021 PDF letter Annie O'Rourke 14.40.030(C)Subsection A states that the number of parking spaces shall be determined by the table. According to 14.40.020 shall means the
“statement is mandatory and ministerial, and the action so stated is required to be done without discretion by decision makers.” How
can the alternative methods in C occur with subsection A written as it is? The charging language in subsection A should be re-written to
allow for exceptions and alternatives.
Existing code language that the project team recommends be updated in the next phase of code work in the near future.
18 10/29/2021 PDF letter Annie O'Rourke 14.30.030 New subsection E should be labeled as D because the old D was deleted in its entirety.
New subsection F should be labeled as E.
Typos corrected.
19 10/29/2021 PDF letter Annie O'Rourke 14.30.030 Subsection E references PAMC 17.22.430 it should be 17.22.440.Corrected
20 10/29/2021 PDF letter Annie O'Rourke Parking Requirement Table
"14.40-1"
Do the references to floor area mean net or gross?Net; a clarification was already proposed in 14.40.030(A).
21 10/29/2021 PDF letter Annie O'Rourke Parking Requirement Table
"14.40-1"
What is the rationale for reducing the parking requirements for a small lot single household dwelling and not the single household
dwellings when the definition of the two has nothing to do with the size of the home, just the size of the lot? Why would there be less
parking required for a 3000sf 4 BR house on a 5000sf lot than for a 3000sf 4 BR house on a 7000sf lot?
See response to similar comment #5 above.
22 10/29/2021 PDF letter Annie O'Rourke Parking Requirement Table
"14.40-1"
Interior townhouses, for the most part, will always be located on lots less than 5000sf in size. Why would there be a requirement for 2
parking spaces for a 3-bedroom townhouse on a 2800sf lot and only 1 for a small lot single household dwelling on a 5000sf lot?
The project team recommends reducing minimum town parking to 1 space per unit.
23 10/29/2021 PDF letter Annie O'Rourke Parking Requirement Table
"14.40-1"
What is the motivation to require only 1 parking space for each unit in a duplex? There should be a focus on who uses the unit, how
many bedrooms are in the unit, if transit is close by, if taxi services are available, etc. it should not be dictated by the size of the lot.
Similar to small-lot single households developments, duplexes are part of the strategy to create more housing choices and
lower-cost housing, and so the project team is motivated to reduce development costs for households that own less
vehicles. Duplexes will be required to provide alley access parking, when available, and given the depths of the lots Port
Angeles, some duplex projects may opt to use available space to provide additional parking.
24 10/29/2021 PDF letter Annie O'Rourke Parking Requirement Table
"14.40-1"
Multi-family dwelling units – there is no need to add “(three or more dwelling units)” to the Land Use category as it is clearly defined in
the definitions section.
Multifamily is defined in the separate Title 17, where the definitions no not apply to Title 14. This parenthetical is
considered temporary until the parking regulations can be consolidated with the other Title 17 development regulations
(anticipated for the next phase of code work).
25 10/29/2021 PDF letter Annie O'Rourke Parking Requirement Table
"14.40-1"
Multi-family dwelling units – thank you for recognizing the importance of the size of the unit, therefore the number of potential
occupants, in determining the number of required parking spaces!
Comment acknowledged.
26 10/29/2021 PDF letter Annie O'Rourke Parking Requirement Table
"14.40-1"
If the motivation is to move away from using spelled out numbers (two, three, etc) to actual numbers (2, 3, etc) or vice versa - be
consistent through the code proposak
Comment acknowledged.
27 10/29/2021 PDF letter Annie O'Rourke Parking Requirement Table
"14.40-1"
What is the definition of “sleeping unit”?Changed to "guest room" to use a more common term
28 10/29/2021 PDF letter Annie O'Rourke Parking Requirement Table
"14.40-1"
Nursing & convalescent homes land use category - rather than “for each” it should read “for every” as noted in the Hospital land use
category.
Change made.
29 10/29/2021 PDF letter Annie O'Rourke Parking Requirement Table
"14.40-1"
What does the asterisk in the Libraries Parking Space Requirements category reference?'Unknown, this is why it is proposed for deletion.
30 10/29/2021 PDF letter Annie O'Rourke Parking Requirement Table
"14.40-1"
If there is a desire to add residential units downtown, how will parking for those new dwelling units meet the requirements of Table
14.40-1?
Code section 14.40.035 exempt Downtown from minimum parking requirements.
Appendix B:
Public Comment Response Matrix
Appendix B Pg. 13
Public Comments - Titles 14, 15, and 16
# Date Form Name Section or Topic Comment (may be paraphrased) Response / Recommendation
31 10/29/2021 PDF letter Annie O'Rourke 14.40.045(B), transit parking
reduction
It seems logical to give a credit greater than 10% if a building is on a transit line. There is also logic to reducing the parking requirements
if the lot is within walking distance to grocery stores, medical facilities, public spaces, etc.
Given the other parking reductions proposed, the project team feels this code draft has done enough work to reduce the
cost of parking for this project. However, adjusting the specific percentage here will be recommended for examination in
the future code work.
32 10/29/2021 PDF letter Annie O'Rourke 14.40.045(C), cooperative
parking
This should reference 14.40.070 rather than 14.40.080 Corrected.
33 10/29/2021 PDF letter Annie O'Rourke 14.40.045(D), LID facilities What does a reduction in parking spaces have to do with the type of parking surface? This should be directly related to the need for
parking not the materials you are parking on.
This is an existing code section not proposed for changes at this time. It does not reference materials (e.g. pervious
concrete) specifically.
34 10/29/2021 PDF letter Annie O'Rourke 14.40.045(E), on-street parking This reduction allowance should only be permitted where there is no time limit on parking. This is already in place with the phrase "unrestricted" on-street parking.
35 10/29/2021 PDF letter Annie O'Rourke 14.40.046(A), EV parking
applicability
Should read “This section applies to all new off-street parking facilities in residential and commercial zones, except for RTP and
affordable housing projects
See response to similar comment #1 above. In addition, adding the word "new" is not recommended because there are
provisions that apply EV parking requirements to some expansions of existing parking lots.
36 10/29/2021 PDF letter Annie O'Rourke 14.40.046(C)(6), EV parking WAC 51-50-0427 is currently “reserved” with no text. Should this be WAC 51-50-0429? If it is the intent to reference this WAC, why
would Table 14.40-2 not reflect the required percentages of EV parking in state law?
Thank you for bringing this to the project team's attention - section 0427 was withdrawn by the office of the code reviser
earlier this year so subsection (6) will be removed.
37 10/29/2021 PDF letter Annie O'Rourke 14.40.046, EV parking Affordable housing has an extremely limited need for EV and EV capable parking spaces. Do not require it until the State mandates it
and only in the quantities they dictate.
See response to similar comment #1 above.
38 10/29/2021 PDF letter Annie O'Rourke 14.40.100(C) Clarify if the floor area net or gross.Existing code language that the project team recommends be updated in the next phase of code work in the near future.
39 10/29/2021 PDF letter Annie O'Rourke 16.02.020, Subdivision definitions Sketch” should be numbered 42 Corrected.
40 10/29/2021 PDF letter Annie O'Rourke 16.02.020, Subdivision definitions Subdivision – should reflect the revised Short Plat provisions and read “The division…of land into ten or more lots…” Corrected.
41 10/29/2021 PDF letter Annie O'Rourke 16.02.020, Subdivision definitions Unit Lot Subdivision -Does the parent parcel remain after the subdivision? How is this different that a subdivision? Are individual sellable
lots the same as a fee simple lots? These questions should be understood by reading the definition.
The definition will be clarified.
42 10/29/2021 PDF letter Annie O'Rourke 16.04, Short plat subdivision
regulations
increasing the number of units from 4 to 9 is very fruitful and conducive to development. Thank you! Comment acknowledged.
43 10/29/2021 PDF letter Annie O'Rourke 16.04.070(B)(6), Panhandle or
flag lots
Creating a separate section for pan handle lots implies they now may be used without limitation. Is that the intent?' This is an existing code section not proposed for changes at this time.
44 10/29/2021 PDF letter Annie O'Rourke 16.09.010, Unit lot subdivisiion
purpose
This purpose statement does not provide clarity on how a unit lot subdivision is different than a regular subdivision unless it is only
permits a small number of building types – duplexes, townhouses and cottage housing.
The interpretation is correct, unit lot subdivisions can only be used for the housing types listed in the purpose statement.
No change recommended.
45 10/29/2021 PDF letter Annie O'Rourke 16.09.020(F), Unit lot subdivision
application
Does notice impact only the adjacent or contiguous neighbors or neighbors within a certain number of feet (for example 300’)? Only adjacent property owners (with land abutting the proposed unit lot subdivision).
46 10/29/2021 PDF letter Annie O'Rourke 16.09.020(I), Unit lot subdivision
application
A title report can only be obtained when a financial transaction occurs therefore if land proposed for development has been owned by a
party for a while, a title report is not possible. Will a Limited Liability Certificate suffice?
See response to similar comment #13 above. The title report requirement has been removed from the draft.
47 10/29/2021 PDF letter Annie O'Rourke 16.09.030(B), Unit lot
subdivision procedures
This implies a ULS can be done administratively for a project of 70 lots if the parent parcel is less than 5 acres. Is that the intent? Correct. The number of lots does not determine whether the review is conducted by administrative or the Hearing
Examiner.
Appendix B:
Public Comment Response Matrix
Appendix B Pg. 14
Public Comments - Title 17
# Date Form Name Section or Topic Comment (may be paraphrased)Response / Recommendation
1 9/24/2021 Email Emily Glassock 17.21.020(B)(2), ADU density Why only one ADU? Why wouldn't a lot be able to have an attached ADU - like in a basement - if fully conforming
to codes, and also a detached ADU at the same time on the same lot? Why is the ADU limited to less than 50% of the main house or
maximum of 600 square feet and maximum of a one bedroom? Other communities do not have these limitations - and these limitations
limit the uses of the structure and frankly are arbitrary and encourage short-term vacation rental type units rather than primary long-
term housing that is needed. I propose instead a restriction of 75% of the square footage of the primary home, or a maximum of 800
square feet - and no mention of number of bedrooms.
This project is focused on larger-scale building capacity opportunities. Reviewing ADU regulations is a potential topic for
the next phase of code update work that is planned for the near-future.
2 9/24/2021 Email Emily Glassock 17.21.020(B)(8), ADU utility
cost
The utility charges are the same for the ADU and the main home = separate connections. The basic monthly cost is the same. The size
limitation for the ADU, costs of fees/construction/hassle, plus the full charge for the utility is a huge barrier and disincentive to
development. I propose a rate reduction for ADU for utilities of 75% of the cost compared to primary
homes, for basic utilities
Comment acknowledged. Utility rate changes are outside the scope of this residential capacity project.
3 9/24/2021 Email Emily Glassock 17.21.020, ADU standards and
design
I also believe it would be extraordinarily helpful to have a set of approved ADU designs, waive or reduce fees for homeowners that are
dedicated to long-term rentals, and develop a way to "fast-track" the permitting process. Here is a link to Portland, Oregon's residential
infill program, that includes ADU = 2 per lot (min 5,000 sq feet) allowed https://www.portland.gov/bds/zoning-land-use/residential-infill-
project/residential-infilloptions
Comment acknowledged.
4 9/28/2021 Email John Ralston 17.10.020, small lots in R7 zone 2. 25' R7 lots should be available to all R7 lots and not limited to the proposed areas.Small lots are proposed only for a limited portion of the R7 zone at this time in areas near transit and in relative walking
distance to commercial services and amenities.
5 9/28/2021 Email John Ralston 17.14.050 and 17.15.050, RMD
and RHD zone lot width
3. 25' lots should be permitted in all commercial zones as well to include MD and HD residential zones.At 10/27 meeting, PC came to consensus on reducing the minimum lot width in these zones to 25-feet. The project team is
now recommending to remove the standard from these zones. Options are summarized in the "Major Code Changes"
appendix of the staff report for the November 10 Planning Commission meeting.
6 9/28/2021 Email John Ralston Table 17.20.040, Commercial
zone dimensional standards
4. Taller buildings should be allowed on both sides of Lincoln and not just the west side.At 10/27 meeting, PC came to consensus on reducing the minimum lot width in these zones to 25-feet. Options are
summarized in the "Major Code Changes" appendix of the staff report for the November 10 Planning Commission meeting.
7 9/28/2021 Email John Ralston Table 17.20.020, Principal uses
permitted in commercial zones
9. Duplexes should be Permitted in all commercial zones and if not permitted at least Conditional. Duplexes fall under the more
simplified residential building code as opposed to the more cumbersome commercial building code. Financing for Duplexes is also less
expensive, with better terms and conditions. (happy to further elaborate)
The project team is recommending changes to where duplexes and cottage housing are allowed. Options are summarized
in the "Major Code Changes" appendix of the staff report for the November 10 Planning Commission meeting.
8 10/13/2021 PDF Letter Erik Marks Chapter 17.22 The Draft Code Amendments you have before you are well done, reflecting the focus and hard work by City Staff and outside
consultants. But there is one bad apple, in the form of Chapter 17.22 - Commercial Design Standards, that threatens to spoil the bunch.
I strongly encourage you (actually, implore you) to give yourself the time, space and resources to figure out if I am right. Because if I am
right, and if Chapter 17.22 proceeds to be adopted as Code, then Port Angeles will be harmed.
Chapter 17.22 will not increase residential capacity in Port Angeles. In fact quite the opposite is true. Rather than facilitating more
residential development, Chapter 17.22 imposes costly design criteria on all development in commercial zones, which will chill the
creation new housing in Port Angeles.
General policy guidance in the Comprehensive Plan calls for improved designed outcomes, and the grant the City was
awarded is specifically for the purpose of implementing form-based design standards. In addition: (1) the new design
standards will help offset impacts from the significant upzoning proposed in the multifamily zones and the commercial zones
(increased building height, removed density and lot coverage limits, etc.); (2) Port Angeles is one of the largest cities in
Washington that does not contain similar commercial and multifamily site and building design standards; (3) MAKERS has
crafted over 65 sets of similar design standards throughout the country, based on numerous discussions with local
architects, developers, and real estate professionals, and crafted the draft Port Angeles standards to minimize increase
costs to construction by allowing design options in many cases, allowing the most commonly used exterior materials, and
avoiding requirements for expensive design treatments.
9 10/13/2021 PDF Letter Erik Marks Chapter 17.22 I encourage you to discuss this with theconsultants at Makers, and ask them for examples of communities that have adopted similar
complex design criteria and no Design Review Board - how is it working out?
Most of the communities that MAKERS has crafted design standards for have administrative design review and no separate
design review board.
10 10/13/2021 Email Lindsey Schromen-
Wawrin
17.22.020(B) Relationship to
other codes
That is the sort of provision that we shouldn't need if our municipal code is internally consistent.
I realize that this is coming from the MAKERS section of the work, and that stitching together what MAKERS and Madrona do is
definitely a balance.
This subsection is recommended as a fallback in case of either current or future conflicts. The current scope of work
cannot address all inconsistencies; however, Phase 2 of land use updates are to implement a full code audit of Titles 14, 16,
and 17.
11 10/13/2021 PC Public
Hearing,
verbal
Annie O'Rourke Table 17.22.120(B). Storefront
block frontage standards
70% storefront transparency is too high in a high seismic zone.The 70% transparency standard for portion of the ground level of select streets is a very common standard for
communities up and down the entire west coast, all with seismic issues.
Appendix B:
Public Comment Response Matrix
Appendix B Pg. 15
Public Comments - Title 17
# Date Form Name Section or Topic Comment (may be paraphrased)Response / Recommendation
12 10/13/2021 PC Public
Hearing,
verbal
Annie O'Rourke Commercial and multifamily
design standards
The design standards abolish certain forms of architecture and doesn’t mention what happens to historic buildings. The design standards intentionally do not reference any particular style of architecture. The commenter is correct that
historic buildings are not specifically referenced; generally, existing buildings of any age are not affected by the proposed
design standards unless they propose major expansions.
Further, the project team is recommending changes in applicability of Chapter 17.22 in response to public comments.
Options are summarized in the "Major Code Changes" appendix of the staff report for the November 10 Planning
Commission meeting.
13 10/13/2021 PC Public
Hearing,
verbal
Erik Marks Commercial and multifamily
design standards
This is an extensive modification of the code. I have a deep concern with chapter 17.22 which stands out as substantially different than
the rest of the draft. It increases the cost and the design criteria are not needed. Port Angeles is a transitional economy. The problem
is not ugly buildings, but the real problem is that buildings are not being built at all.
See response to similar comment #8 above. Design costs are not the only component of project costs. The proposed code
would provide allowances to increase capacity and help to balance potential design cost.
14 10/13/2021 PC Public
Hearing,
verbal
Seth Rodman Commercial and multifamily
design standards
I have concerns with the design section of the code. I appreciate the need for increased density and housing options. How that is
implemented has difficulty, especially the site design. Specifically the parking restrictions and parking buffers. It can be a showstopper.
See response to similar comments #150-152 below.
15 10/13/2021 PC Public
Hearing,
verbal
Michael Peters 17.22.110, Block frontage
designation maps
I will specifically speak to the Elwha Hotel and the surface parking lot moratorium. It appears the parking standards do not address
specific needs of hotel projects, and we reject structured parking. North Laurel should be Mixed and not Storefront. We are concerned
about the transition from current code to new code. The hotel site plan was accepted by City personnel to proceed, and the new code
will result in long delays of our project. We completed a cleanup costing millions and are not in a position to develop the westerly
parcel. The code does not seem to accommodate short-term variances.
Comment acknowledged. The storefront designation was proposed on that block of Laurel to continue the historic
storefront pattern on the street within the CBD.
16 10/13/2021 PC Public
Hearing,
verbal
Christian Hampp 17.22.110, Block frontage
designation maps
My property on Front Street has a multifamily building and also a single-family building. The multifamily building is required to have a
commercial tenant and it is currently empty. I could find a residential tenant within a week. Consider relaxing the zoning criteria.
Unclear which location on the designated block-frontage maps is being referred. If the location is anything other than a
Storefront designation, the updated code will allow residential uses on the ground floor of the building (in the CBD zone,
this is more permissive than the current code which requires ground floor commercial use next to the main entrance on all
properties in the zone).
17 10/13/2021 PC Public
Hearing,
verbal
John Ralston 17.10.020, small lots in R7 zone Small lots should be available through all of the R7 zone. See response to similar comment #4 above.
18 10/13/2021 PC Public
Hearing,
verbal
John Ralston 17.14.050 and 17.15.050, RMD
and RHD zone lot width
25-feet wide lots should be allowed in all commercial zones and the RMD and RHD zones.See response to similar comment #5 above.
19 10/13/2021 PC Public
Hearing,
verbal
John Ralston Table 17.20.040, Commercial
zone dimensional standards
Taller buildings should be allowed on both sides of Lincoln Street. See response to similar comment #6 above.
20 10/13/2021 PC Public
Hearing,
verbal
John Ralston Table 17.20.020, Principal uses
permitted in commercial zones
I believe duplexes should be permitted in all commercial zones, or if not, at least conditionally permitted. Duplexes fall under a more
simplified residential building code and financing is generally easier.
See response to similar comment #7 above.
21 10/13/2021 PDF letter Michael A. Peters 17.22.110, Block frontage
designation maps
We recommend that North Laurel be Mixed rather than Storefront.See response to similar comment #15 above.
22 10/13/2021 Email Tom Curry Commercial and multifamily
design standards
I am in agreement and support Erik Marks letter to the Planning Commission dated October 12, 2021 regarding Chapter 17.22. It is not
the right move for Port Angeles at this time.
Comment acknowledged.
23 10/13/2021 Email Sam Grello Commercial and multifamily
design standards
I am writing in support of the comment letter from Erik Marks dated October 12, 2021. I believe that it is a mistake for the City to
adopt Chapter 17.22 as it is written at this time. Please separate the residential building capacity code from Chapter 17.22 "Commercial
and Multifamily Design Standards." I believe they should be separate. I wholeheartedly endorse increasing housing density. That is an
issue that needs to be addressed now. But I don't agree with Chapter 17.22 as it is written.
The barrier for entry to business is low in Port Angeles. I worry that some of the provisions in Chapter 17.22 will INCREASE the cost
and complexity to do business in Port Angeles and raise the barrier for entry to business ownership. Thank you for taking the time to
read my comment about your hard work. Thank you for trying to fix our housing issue.
Comment acknowledged.
Appendix B:
Public Comment Response Matrix
Appendix B Pg. 16
Public Comments - Title 17
# Date Form Name Section or Topic Comment (may be paraphrased)Response / Recommendation
24 10/14/2021 Email Sheila Stewart Commercial and multifamily
design standards
Chapter 17.22, as written puts a hardship on my selling the Bushwhacker property, (that has sat vacant for the past 6+ years), so I am
writing in support of the comment letter from Erik Marks dated October 12, 2021. I believe that it is a mistake for the city to adopt
Chapter 17.22 as written at this time.
Comment acknowledged.
25 10/19/2021 Scanned letter Melissa Williams Table 17.20.040, Commercial
zone dimensional standards
Feiro Marine Life Center is in the conceptual planning stages localted on the west end of the Port Angeles waterfront. The project
would qualify as a civic use and would not be subject to the 3-story minimum height in the CBD zone. We are in support of the
exemption for civic uses.
This interpretation is correct.
26 10/21/2021 Email Julia Taylor 17.08.010(B), ADU definition "An ARU is distinguishable from a duplex..."
Should be RDU to be consistent with other changes?
It appears the commenter meant to type ADU instead of RDU; in which case, yes, the abbreviation here will be updated for
consistency.
27 10/21/2021 Email Julia Taylor 17..08.010(C), Adult family
home definition
Neither "adult family home" nor "one household" home make any sense to me. It's "family" and "household" that make it confusing.
Saying "Adult home" then defined as "one household" (not "a one household") makes more sense to me and doesn't imply "family"
among strangers, witih all implications and effects of that patronizing, social work lingo.
Thank you for the comment. It is recommended to simply remove the term "family" or "household" from the definition text
to avoid any overlaps or connotations. The actual term needs to remain "adult family home" due to the state law reference.
28 10/21/2021 Email Julia Taylor 17..08.010(I), Animal husbandry,
non-commercial definition
My neighbor was breeding and selling Akitas, which became "an issue" for all nearby -- the noise, the
front yard sales events, and most of all the cruelty of breeding the adult female over and over and
over. This part not only doesn't flow coherently with the mention of horse stables and kennels but doesn't
even cover what she was doing. The dogs all were or were intended to be pets. And Akitas aren't
exactly Yorkies.
This issue is outside the scope of this project. It is recommended to further discuss this issue with Planning Division staff
and review the provisions of Title 7 - Animals.
29 10/21/2021 Email Julia Taylor 17.21.030(J), Cottage housing
common open space standards
I didn't read every word to find out how the "common area" works, but 400 sf for that is laughable. It's a courtyard. The idea of these,
from my perspective as an older person, is to foster a sense of community, not just pack people in small spaces for max use of the land.
They need indoor gathering spaces with small kitchens to use for potlucks or parties and such. They need meeting spaces, board game
spaces, places to watch streaming movies or other presentations and maybe hold discussions afterward.
The 400 square feet (sf) requirement applies per cottage. There is a minimum of four cottages in a cottage development, so
the minimum common open space that is required will be 1,200sf. Some cottage developments provide larger than the
minimum space required, depending on the shape and size of the lot and the target demographics of residents. The 400sf
requirement is a very typical common area requirement for cottage developments throughout Washington.
The draft code also specifically allows and encourages cottage developments to contain shared indoor community spaces
such as a kitchen or recreation room; see subsection (K).
30 10/21/2021 Email Julia Taylor 17.21.030(G), Cottage housing
size standards
My 2 BR house is 832 sf. 600 sf is standard for 1 BR. Most cottages are 2 BRs, but they do NOT need to be 1200 sf. You're thinking of
the developers' priorities, not the dwellers', and you seem to be forgetting that the developers are selling multiples so the cost per sf is
not apples-to-apples as for not crammed-together single-family houses.
The 1,200sf "maximum" is a very typical standard for cottages in cities around the state and is still much smaller than the
typical new detached single family home. No changes recommended.
31 10/22/2021 Email Kasi O'Leary Setbacks for residential
development
Reduce setbacks and allow for zero lot lines for both SFR and Multifamily developments. Particularly for lots within the core of the City
(i.e. along C St. throughout the Cherry Hill Area, and anywhere from Front St up to Lauridsen BLVD). This will allow for higher density
options within this core area to allow for home additions, ADU’s, and as our housing stock ages, to allow for older homes to be torn
down and replaced with at least 2-4 units.
Such options are allowed internal to individual developments via unit lot subdivisions in residential zones.
32 10/24/2021 Email Allisa Imming 17.21.020(B)(7), ADU parking I feel it is detrimental to neighborhood aesthetics and surrounding property values to not require ADU parking. Port Angeles already
has 'issues' with non-compliant ADU's and the clogged alleys and narrow streets with parking on both sides, disallowing two-way traffic
in some areas.
The project team does not recommend any change to the proposed parking requirements for ADU's (which is to say,
none) to minimize the cost of developing a new ADU on-site and to minimize the addition of more pavement to lots. The
availability of on-street parking in most residential zones was also a factor in the recommendation.
33 10/24/2021 Email Allisa Imming 17.10.020, small lots in R7 zone I spent some time reading about lot size changes as well and I think it will be a detriment. My own lot size (I live near 6th and
Chambers) is 6,970 sq ft, as are most of the lots on my street. In my opinion, this size should be the minimum in this city for a single
dwelling. I have a small back yard area, a small front yard and a two-storey 1738 sq ft home. I would wish you not to consider reducing
lot sizes to 3,500 sq ft.
The proposal for allowing smaller lots in part of the R7 zone arose of community interest in developing more affordable
single-household dwellings, and many Washington communities allow such lots. The new design standards for small lots are
proposed to ensure these lots set aside space for a back yard and have well-designed front facing the street.
34 10/24/2021 Email Allisa Imming Multifamily tax exemption Providing a 12 year tax relief plan to entice multi-family development is a detriment to the existing community of tax-payers. I
understand the need for development; I also understand that there are many ways to entice developers. But Port Angeles already gives
the appearance of being economically depressed. We are economically depressed. We have a very large non-working sector of
residents. This tax abatement will unfairly place the burden of city services of "multiple families" onto the assessments of other property
owners for a very long period of time. I would ask that the city not make more provisions, other than what is already available, with the
purpose of increasing our financially challenged citizenry.
The MFTE provisions was added as one of three options for new developments to achieve available bonus heights in select
commercial zones. The provision is very common in other cities and given the importance of affordable housing and the
limited assumed extent of its use, the tradeoffs were considered worthwhile by the project team.
Appendix B:
Public Comment Response Matrix
Appendix B Pg. 17
Public Comments - Title 17
# Date Form Name Section or Topic Comment (may be paraphrased)Response / Recommendation
35 10/24/2021 Email Sharon Cork 17.10.020, small lots in R7 zone I am greatly opposed to the proposed change in lot size from 50 feet to 25 feet. That reminds me of Bremerton and driving on its
streets. Seeing houses SO close to each other just makes me sick. You can just imagiZe leaning out of a window at your neighbor and
handing them through their window a cup of sugar or whatever. Don't do this change to lot
See response to similar comment #33 above.
36 10/25/2021 Email Erik Marks 17.20.020, Commercial zone
supportive housing uses
Cities such as Bellevue, DesMoines and others have made those types of shelters and housing into "Conditional" uses that require a
CUP.
May I please ask you to revisit the source of your conclusion that such uses must be made into "Permitted" uses? If in fact I am correct,
and such uses may continue to require a CUP, then I don't think that Port Angeles would be well served by making those uses
"Permitted." If they were made into "permitted uses, then a facility intended to house 30-day-clean drug addicts could be located "as a
matter of right" next door to a child care facility, retirement home, or other vulnerable population. And from another angle of concern,
a drug-addict facility, a facility for homeless, and housing for mentally ill could all be grouped together on the same city block as a
restaurant, bookstore and coffee shop - with the predictable result that the valuable small businesses, which are paying taxes and
serving the community, which were founded with hard earned capital and are run by dedicated hard working citizens, would be killed
off. Yes, PA must follow state law, but it should do so while being as careful as possible to protect its contributing citizens, operating
businesses and tax base.
A mix of Permitted and Conditional uses are recommended to match the existing permissions for hotels (a lodging use),
with some adjustments to encourage supportive housing where the project team considers it to be an appropriate use
based on the land use/neighborhood context.
37 10/25/2021 Email Jeff Schreck 17.10.020, small lots in R7 zone I am not in favor of decreasing lot sizes in R7 districts. There is already potential for two houses per lot. The fact that it is not being
utilized is evidence that increased density in this area is not desired
See response to similar comment #33 above.
38 10/27/2021 Scanned PDF
letter
Bruce Emery Table 17.10.050-1, site coverage
exemption for onsite
stormwater management (all
residential zones)
We applaud the change and feel it will provide improvements to the regulatory program. It will increase flexibility and assist the
development community with designing future projects and improve the liklihood of expanding residential capacity.
This is actually an existing provision but with text edits recommended to clarify how it is implemented.
39 10/27/2021 Scanned PDF
letter
Bruce Emery Table 17.20.020, maximum
townhouse units in CO zone
We applaud the change and feel it will provide improvements to the regulatory program. It will increase flexibility and assist the
development community with designing future projects and improve the liklihood of expanding residential capacity.
Comment acknowledged.
40 10/29/2021 Scanned PDF
letter
Tracy Gudgel 17.22.320, Building massing and
articulation
The cost for construction will increase significantly with the requirements for façade articulation. Building modulation as well as changes
in roofline and changing building materials or siding styles all increase the cost of a project.
Project team is recommending several changes to 17.22.320. Options are summarized in the "Major Code Changes"
appendix of the staff report for the November 10 Planning Commission meeting.
41 10/29/2021 Scanned PDF
letter
Tracy Gudgel 17.22.340(B)(4), Quality building
materials
The code dictates the use of stone, brick, or tile masonry on the first floor of cladding on nonresidential or mixed-use buildings and for
the first two feet of residential buildings. These types of cladding all significantly increase costs. The recently constructed Performing
Arts Building would not comply with this requirement.
The project team recommends deleting subsection (B)(4) as a way to reduce construction costs and acknowledging the
community's willingness to allow for creative building materials.
42 10/29/2021 Scanned PDF
letter
Tracy Gudgel 17.22.440(F), Parking lot
landscaping
These standards limit the ability to develop parking lots on existing platted lots which are typically 50'x140'. By the time landscaping is
placed between the parking and lot lines and additional landscaping is installed between the building and parking lot, a 50' wide lot may
not be wide enough to even have a parking lot to serve the building.
Comment acknowledged. Parking lot landscaping is one of the basic design measures to mitigate the visual impacts of
parking lots on the streetscape. Such landscaping also provides stormwater management and other environmental benefits.
But in recognition of the cost of providing for vehicular parking, this code is recommending decreases in the minimum
amount of parking spaces required, which can largely off-set the space needed to accommodate minimum parking
requirements.
43 10/29/2021 Scanned PDF
letter
Tracy Gudgel 17.22.440(F)(2), Parking lot
landscaping
The proposed standards add additional landscaping along with the requirement of either a raised planting bed or wall. This proposed
wall will not only allow the homeless to hide items more easily but will also allow them to easily construct a shelter.
The referenced walls are not required and only an option for voluntary departures. However, the departure languages for
subsections F.1 and F.2 should be swapped, as the low wall options are intended to apply to street front areas rather than
internal lot lines.
44 10/29/2021 Scanned PDF
letter
Tracy Gudgel 17.22.400s, Landscaping
standards
I appreciate appropriate landscaping to add beautification and improve visual impacts, but it can also cause unintended issues. My office's
five-foot landscape strip gets used by the homeless to hide things as well as dispose of trash, hypodermic needles along with many other
disgusting items.
The project team acknowledges the challenges of homelessness but do not believe it should guide design decisions for
developments that will benefit the community for the long-term. Landscaping can be designed to avoid dense areas that may
become hiding places. The addition of landscaping is to reduce the large percentage of hard surfaces within commercial
corridors. The landscaping standards do not affect existing parking lots except for major expansion projects.
10/29/2021 PDF letter Annie O'Rourke Definitions Multiple comments split into separate rows as reflected below
45 17.08.010, Definitions Accessory Dwelling Units (ADU) – not all the references to accessory residential units have been eliminated - see 17.31.030 as an
example?
Chapter 17.31 is outside the scope of this project. A temporary clarifying sentence noting that ARUs are the same thing as
ADUs has been added to the definition. Other chapters will be revised in a future code update.
Appendix B:
Public Comment Response Matrix
Appendix B Pg. 18
Public Comments - Title 17
# Date Form Name Section or Topic Comment (may be paraphrased)Response / Recommendation
46 17.08.010, Definitions Dwelling, Multifamily – with the added text, how would live/work units (IBC 419) be regulated as they may not accommodate multiple
families? The allowance of this type of use should be encouraged.
The code currently defines "work/live studio" which is allowed in some industrial zones. The project team discussed this
type of use early in draft development, and also would like to encourage it, but recommend reserving it for the next phase
of code updates in the near future.
47 17.08.010, Definitions It appears that there is an effort to remove “family” from all definitions and yet there are still 81 references to “family” in the proposed
draft. Either allow the term or expunge it completely.
Some of the instances found be deletions, the term "adult family home", or the term multifamily. Other chapters outside of
the scope of this project will also retain the term "single-family". An update to the "household" definition has been added as
a temporary bridge until these remaining instances can be updated in a future code work phase.
48 17.08.010, Definitions Clarify the correct alphabetic label for Household. The current proposal reflects X – it should be C and subsequent definitions be re-
alphabetized.
Corrected.
49 17.08.010, Definitions Why is “convalescent home” removed? It is referenced specifically in the parking standards in Chapter 14.Title 17 definitions do not apply to Title 14.
50 17.08.010, Definitions The Open Space definition should be broadened to include the private open space required for buildings in the new design standards.
The current definition only speaks to public spaces.
The existing definition refers to natural landscape features and public facilities. The project team recommends not including
project-level private open space in this definition because the term would then be overly broad. Whenever introduced in
the design standards, the term is usually preceded by "private", "useable", or other phrasing to indicate it is different than
the default definition. It is also referred to as "amenity space" for multifamily development.
51 17.08.010, Definitions Recreational Camps –Where are these permitted? Are these truly recreational in nature or is it a euphemism? This definition should be
stricken until such a time as it can be adequately defined and the definition applied appropriately throughout the code.
This new simplified term replaces “Recreational vehicles, vacation trailers, and campers courts and parks” currently used in
the CA zone list of permitted uses. Note that this use relates to formal commercial facilities and does not regulate ad-hoc
RV camping or living. See 17.20.020 for proposed updates to permitted uses.
52 17.08.010, Definitions The definition of “story” should be consistent with the IBC, IEBC and IRC.Existing code language that the project team recommends to be updated in the next phase of code work in the near future.
53 17.08.010, Definitions The definition of “townhouse” should be consistent with the IBC and IRC.The project team has discussed this internally and believes there are methods to allow 2-unit attached townhouses, as this
design is common in other communities.
10/29/2021 PDF letter Annie O'Rourke Zoning Multiple comments split into separate rows as reflected below
54 17.14.020(J), RMD zone
permitted uses
Thank you for increasing the number of townhouse units from 4 to 6 in the RMD zone! This is a gentle increase to a higher density. Comment acknowledged.
55 17.14.050 and 17.15.050,
minimum density
Doubling the minimum density in RMD/RHD zones is concerning. There should be an incremental approach to density and a
recognition that there are current locations of RMD/RHD zones that occurred as a result of spot zoning without appropriate
consideration given to the neighborhood impacts.
The Planning Commission expressed consensus at their 10/27 meeting to revert back to current minimum densities in
those zones. Change made.
56 17.14.020 and 17.15.020,
permitted uses
The proposal prohibits the construction of single household dwellings in zones RMD & RHD. It must be recognized that ADUs, Adult
Family Homes, Bed & Breakfasts, Short Term Rentals, townhouses and group living facilities are all single household dwellings in the
building code. Is a conflict created?
The prohibition only concerns the construction of new detached single household dwellings. Such uses could continue to
operate out of existing structures that look like houses.
57 Table 17.20.020, uses permitted
in commercial zones
There are 4 rows -titled Single Household Dwelling, Impound Yards, Self-Service Storage and Recreational Camps- that are not allowed
in any of the commercial zones. They should be removed from this table.
These are shown in the table to make them clearly prohibited, rather than relying on an interpretation of an unclassified
use. This a common practice by cities.
58 Table 17.20.020, uses permitted
in commercial zones
There is a Condition/Reference in several use types that reads “Must be designed as one of the dwelling unit types permitted in the
zone.” There does not appear to be reference to that information elsewhere in the code.
This reference refers to the dwelling units category in the table immediately above the supportive housing category.
59 17.10.020, small lots in R7 zone I am in agreement with the R7 zone allowing 3500sf lots throughout city.See response to similar comment #4 above.
Appendix B:
Public Comment Response Matrix
Appendix B Pg. 19
Public Comments - Title 17
# Date Form Name Section or Topic Comment (may be paraphrased)Response / Recommendation
60 17.14.050 and 17.15.050, RMD
and RHD zone lot width
Reason escapes me when I ponder the proposal of allowing RMD and RHD lots down to 25’ in width. On the face of it, I would
support the smaller lots but you simply cannot build a multifamily dwelling (3+ units) on a 25’ wide lot. The building code requires 10’
setback to property lines for fire protection. A 25’ wide lot with a 10’ set back from each side yields a 5’ wide building. The most
practical use of a 25’ wide lot would be a single family dwelling that is 15’ wide but that dwelling type is no longer allows that on an
RMD or RHD lot. Clearly, there is a significant disconnect between the planning/zoning requirements and the fire/life safety
requirements of the building code. Adding provisions like this imply opportunity but the building code or other off site development
standards limit it. The building department or Public Works then becomes the bad guy. There is no need to create city codes in which
one department negates the provisions of another. Please consider the ramifications to other departmental codes especially those
codes where the city is not at liberty to modify. Have Public Works and the Building Department weighed in on this proposal? It would
seem that all departments would want to work toward a conflict free document. If the codes are misaligned, it provides uncertainty to
developers and uncertain developers don’t develop.
See response to similar comment #5 above.
10/29/2021 PDF letter Annie O'Rourke Residential standards Multiple comments split into separate rows as reflected below
61 Chapter 17.21 Residential Infill
Design Standards
New SLSH dwellings, duplexes and townhouses are required to have vehicle access exclusively from an alley if served by such. The
current alley system is: In poor condition and not regularly maintained; Much narrower than city streets and will potentially see a
greater amount of traffic over time; Cluttered with cars, buildings and fences limiting vision, garbage cans, etc.; Traveled on once a week
by garbage trucks. These factors would seem to make the exclusive alley access requirement imprudent.
Comments acknowledged. Residents can form an LID to improve alleys.
62 Chapter 17.21 Residential Infill
Design Standards
Entry standards – it is unfortunate that an architectural feature (a porch) is now required on structures needing to comply with design
standards. This eliminates certain housing styles such as colonial architecture. Why would the city proclaim that this type of
architecture is no longer permitted? [Note: Commenter provided photo examples of colonial architecture.]
Comment acknowledged. The proposed entry standard is a very basic livability provision that adds integrity to a dwelling
unit. Also note that a standard image search illustrates that most examples of colonial architecture include covered entries.
63 17.21.010(D)(1), Small lot open
space standards
Adding a 10’x10’ rear/side covered porch on all new homes is costly. It will likely not be seen by anyone but the homeowners. It seems
like we have lost sight of the fact that not all structures are planned and built by developers. Private land owners are planning and
building for themselves or their families. Please let the homeowner decide if this is a fruitful use of their money.
Comment acknowledged. This is a very basic livability issue and should be workable on typical PA lot dimensions.
64 Figure 17.21.010(A)(1) The 5000sf lot site plan example implies that a garage can be 5’ off the alley. All other code references show a 20’ min setback to
garages. This figure adds confusion.
The intent was to allow detached garages within 5' of an alley - charts for the residential zones will be updated to reflect
that design. The 20' setback only applies when the garages is attached to the primary dwelling structure. NOTE that
17.21.010(B)(2) allows 5-feet long driveways.
65 Figure 17.21.010(A)(1) The photo labeled as “Acceptable Example” should be removed and replaced with an appropriate photo showing the intent of the
code…not people standing around on what appears to be a concrete slab without capturing the adjacent structures to point out the
code requirements.
The project team will replace the photo with birds eye view of model shown in Figure 17.21.010(A)(1) that clearly shows
acceptable open space example.
66 17.21.010, Small lot standards Thank you for clarifying that the front door does not need to be visible from the street.Comment acknowledged.
67 17.21.020, ADU standards The reference to “moderate-income people” in (A)(1) is inappropriate. The purpose statement should read “Add affordable units to
existing housing stock and make housing units available to people who might otherwise have difficulty finding homes within the city.”
The remaining 3 purpose statements are well written.
Change made.
68 17.21.020(B)(4), ADU standards Why are ADUs limited to 1 bedroom? All but one zone (R11) allows for duplexes and the number of bedrooms in that form of
dwelling unit is not limited.
What is the difference between a duplex and an attached ADU?
The 1-bedroom limitation has been discussed by the project team, who recommend considering a change in the next phase
of code work.
The difference between a duplex and attached ADU is noted in the ADU definition: "ADU is distinguishable from a duplex
in that, unlike a duplex, it is clearly incidental to a detached primary single-household dwelling both in use and appearance."
For example the ADU may be accessed by an interior stairway or hallway all occupants of the building use, or the ADU
takes up only half of a floor.
69 17.21.030(E)(2), Cottage
housing standards
17.21.030 (E)(2) requires all cottage housing to be separated by 6’ but then allows for projections into those side yards. 17.94.120
allows for projections into side yards up to 3’ not including eaves overhangs. There are life safety implications of creating covered space
so close to an adjacent home. Including provisions in this proposal that conflict with other codes creates confusion.
No change recommended, as the fire code has provisions for buildings in close proximity. Since cottage developments are
typically built all at once, a design issue such as bay windows on neighboring buildings making a side setback unusable and
unmarketable is not anticipated.
70 17.21.030(H)(2-3), Cottage
housing standards
Including both porch/entry requirements is confusing. Where is one used instead of the other? If the code requires all entrances to
have covered porches, the requirement should be more clearly stated.
A porch could meet both requirements of (2) and (3). However (2) also applies to any entrance that is not facing a
common open space. However, the project team will look at clarifying the language - perhaps deleting (2) and updating (3)
to emphasize that all cottages will include a porch.
Appendix B:
Public Comment Response Matrix
Appendix B Pg. 20
Public Comments - Title 17
# Date Form Name Section or Topic Comment (may be paraphrased)Response / Recommendation
71 17.21.030(I) and (J), Cottage
housing standards
The common and private open space requirements in this chapter are confusing and appear to overlap.The project team feels there is enough distinction in the two sections along with the photo example in Figure
17.21.030(A)(1). For example subsection (J)(2) says the two spaces may not be double-counted, and (I)(3) says the private
space is encouraged to be located adjacent to the common space.
72 17.21.040(B)(4), Duplex
standards
All the design details in add cost to the project. If the goal of this proposal is to increase residential capacity, adding to the cost of
construction will impact the motivation to develop.
These details are only required where an applicant proposes a garage that exceeds 50% of the ground floor facade width
and are reasonable standards to ensure the design of duplexes facing a street avoid a "garage-scape" appearance and fit in
with existing low-density neighborhoods. The design details available to increase the garage width have minimal cost impact
compared to the overall cost of development, e.g. windows in a garage door are readily available.
73 17.21.050, Townhouse
standards
With the City’s financial assistance, the housing authority purchased a parcel of land (actually 6 city lots) to showcase townhouse
construction utilizing our Self-Help Program. These provisions would require building articulation, building material changes, and
transparency adding cost to the construction of these future landowner’s homes, costs these families may not be able to afford.
Comment acknowledged.
74 17.21.050(E), Townhouse
standards
This provision requires open space to equal 10% of the floor area. There is an additional requirement in subsection(1) of a minimum
area of 12’x12’. The math doesn’t add up, for example, a 1200sf townhouse would then be required to have 144sf of open space – 20%
more than that required in the charging statement requiring 120sf.
This interpretation is correct. Townhouse developments could provide less open space by using the other options available.
75 17.21.050(F), Townhouse
standards
Building Articulation – this increases the cost of construction and depends on the interpretation of individual city employees. It should
be removed.
These provisions refer to the standards for articulating multifamily facades in 17.22.320 which requires at least two
treatments from a list of 5 options plus "other" options that meet the intent. These are basic provisions that add to the
integrity of townhouses and will help such developments fit into the context of Port Angeles' neighborhoods. It appears
that the townhome design for the housing authority would meet the townhouse articulation requirements.
76 17.21.050(G)(3), Townhouse
standards
Please reference which sections of PAMC 17.22 apply. Just stating PAMC 17.22 is too general.Updated to refer to the specific landscaping sections, 400-460. This change was made in all the housing type sections.
10/29/2021 PDF letter Annie O'Rourke Commercial and
multifamily design
standards applicability
Multiple comments split into separate rows as reflected below
77 17.22.020(1), Multifamily and
commercial design standards
applicability
It is stated that “These provisions do not apply to townhouses unless otherwise noted in this chapter.” There is a conflict with this
language as there are several locations outside of this chapter that direct townhouses to comply with these requirements.
Good point. We changed "chapter" to "title" to accommodate the articulation and landscaping requirements that apply to
townhouses.
10/29/2021 PDF letter Annie O'Rourke Block frontage standards Multiple comments split into separate rows as reflected below
78 Table 17.22.105, Summary of
block frontage standards
Storefront Block Frontage requires construction of weather protection in the ROW. Is there a permitting program in place to allow
construction of structure in the ROW?
Yes, this would require a right-of-way permit by the City.
79 Table 17.22.120(A), Storefront
block frontage standards
Transparency requirements in the Storefront Block Frontage dictate 70% glazing on the first floor. In addition, the ceiling height is to be
set at 13’ minimum. As of January 2022, the city of Port Angeles will be in the most restrictive Seismic Design Category possible.
Increasing the height of stories and narrowing the amount of possible structure to resolve the design forces needs to be considered.
This could have a dramatic impact on the structural system. Please consult the professionals before these 2 changes are made!
For transparency - response to similar comment #11 above.
For ceiling height - similarly, minimum ceiling heights are common across Western Washington communities which are also
in high seismic zones. Some communities require much taller ceilings (up to 16' or more) but the project team recommends
the modest 13' requirement to ensure ground-floor retail spaces are versatile, comfortable, and well-lit by daylight.
80 Chapter 17.22, Block frontage
standards
Block Frontage requirements have been advertised as impacting a limited area in the city – the downtown core and major arterials. Yet
anything that isn’t labeled as Storefront, Landscaped or Mixed is Basic and must comply with section 17.22.150 with its transparency,
landscaping, weather protection and building placement requirements. 17.22.110(C), 17.22.150 and 17.22.250(C)(2) should be deleted
in their entirety. Sections 17.22.320(D)(2) and (E)(4)(b) should have references to Basic Block Frontages removed.
Comment acknowledged.
81 17.22.160, High visibility street
corner standards
Have the 29 land owners than would be impacted by the high visibility corner standards been contacted for their input? Not specifically, just as the owners of every property that would be affected by zoning changes or the new design standards
have not been contacted.
82 17.22.170(C), Ground floor
residential standards
This dicates that, if within a certain distance of the street, the units need to be elevated 3-5’ above the street level. This could possibly
be a challenge in that ADA requirements require access via ramps for wheelchair accessible units.
This only applies where the developer opts to build the structure within 10' of the street ROW.
10/29/2021 PDF letter Annie O'Rourke Site planning standards Multiple comments split into separate rows as reflected below
Appendix B:
Public Comment Response Matrix
Appendix B Pg. 21
Public Comments - Title 17
# Date Form Name Section or Topic Comment (may be paraphrased)Response / Recommendation
83 17.22.260(B), Location of
ground-level service areas and
mechanical equipment
The landowner has control over placement of private service areas and equipment. Will utility companies, the city included, be required
to place their equipment (electrical transformers, communication boxes, etc) according to these provisions? Currently this non-private
equipment is placed in front yards close to the right of way.
This provision applies to commercial and multifamily development, and not transmission equipment normally placed in the
public right-of-way. If a new transformer is required to serve a large private development, for example, and it must be
located on the ground on the private development site, then yes these requirement would also apply.
84 17.22.260(B)(5), Location of
ground-level service areas and
mechanical equipment
This requires weather protection over loading docks. Why and how is this possible? Has the Solid Waste department reviewed this
proposal for consistency with their requirements trash enclosure requirements?
The text "all service areas including but not limited to" will be removed.
85 17.22.260(C)(6), Screening of
ground-level service areas and
mechanical equipment
There is a reference to Type II landscaping – should this be Type B?Yes, corrected.
10/29/2021 PDF letter Annie O'Rourke Building design standards Multiple comments split into separate rows as reflected below
86 17.22.320(C), Residential
articulation standards
This section dictates that at least 2 features be employed in residential buildings. One option is the use of windows and/or entries.
There is no clarifying language that provides guidance or indicates what is allowed and what is not. Please clarify in the document what
is expected in the use of windows and/or entries for this articulation requirement. This comment also applies to several of the other
options listed but not adequately clarified.
The project team suggests updating the language to say: Use of window patterns and/or entry designs that reinforce the
articulation pattern. Otherwise the graphics clarify such patterns.
Project team is recommending several changes to 17.22.320. Options are summarized in the "Major Code Changes"
appendix of the staff report for the November 10 Planning Commission meeting.
87 17.22.330(D), Window design
standards
Window Design Standards is incorrectly alphabetized Corrected.
88 17.22.330(E), Articulated
building entires
Delete “apartment buildings” from the 2nd line as the definition was deleted.Updated to "multi-family building" for consistency, and added parenthetical (when provided) to acknowledge that some
styles of multifamily development do not have a primary entry.
10/29/2021 PDF letter Annie O'Rourke Landscaping standards Multiple comments split into separate rows as reflected below
89 17.22.400s, Landscaping
standards
Landscaping provides a nice buffer between the natural environment and the built environment. But the city needs to get control of the
illegal activity that occurs in landscaping today before requiring greater quantities of it. Landscaping types A, B, and E should be
reconsidered in light of this problem.
See response to similar comment #44 above.
10/29/2021 PDF letter Erik Marks Permitted use standards Multiple comments split into separate rows as reflected below
90 17.20.020(F)(2), Keys to the use
table
I am not finding any provision in cpode the explains CUP process for commercial Conditional Uses. PAMC 17.94.065 governs only
conditional uses in residential zones. Further, 17.94.065 does not reference many of the uses in the 17.20 table that are labeled C.
We will correct the cross-reference to 17.96.050, which is the more relevant section to explain how applications for CUPs
are processed.
91 17.20.020(F)(5)(b), Keys to the
use table
The meaning of this is a mystery. Perhaps it is intended to say, "The character of uses that are designated in Table 17.20.020 as
permitted, conditional and prohibited within each zone."
Yes, this is closer to the intent and the language will be updated.
92 17.20.020(F)(5)(e), Keys to the
use table
I recommend removing this catchall. While it's purpose is clear, it seems likely to be messy and in many instances unconstitutional. For
example, what if the impact is blocking the view of the Director's ex mother in law? Or if the impact is the siting of an abortion clinic
and the Director is pro-life. Etc
The line will be deleted.
93 Table 17.20.020, Principal uses
permitted in commercial zones
I recommend making Cottage Housing a Permitted use in CA and CN zones. Because of some of the unique characteristics of Port
Angeles, I think there is a good chance that Cottage Housing is a substantial part of the solution to PA housing shortage, through the
installation of high quality modular homes that will become available in the next 5 years.
The project team is recommending changes in response to this concept. Options are summarized in the "Major Code
Changes" appendix of the staff report for the November 10 Planning Commission meeting.
94 Table 17.20.020, Principal uses
permitted in commercial zones
[Comment refers to Supportive Housing category] The terms inserted here go beyond what is required by the new state law, and are
detrimental. Each P in this table represents an instance where a clinic for drug addicts, or a mental health crisis center, might be located
right next door to a preschool, day care, retirement home, church or other location with great potential conflict. The new State law
requires Cities to accomodate these types of services; the new law does NOT require that the City make these uses outright
"Permitted" in any zone whatsoever. Also see similar comment below regarding Chemical Treatment under Medical.
A mix of Permitted and Conditional uses are proposed to match the existing permissions for hotels (a lodging use), with
some adjustments to encourage supportive housing where it is an appropriate use based on the land use context. The
research on the impacts of low-income and supportive housing on neighborhoods and businesses tends to be inconclusive
or find little impact. Further, the conditional use process can be notoriously unpredictable for these types of developments.
95 Table 17.20.020, Principal uses
permitted in commercial zones
Why is a brewery/distillery held to a different standard? If I make alcoholic Beer I can use 10,000 sf; but if I take the alcohol out of it,
then I can only use 3,500? Also, brewery and distillery are not defined terms.
Further clarification will be made in future code work updates. This particular section not being considered for a revision.
The City wishes to encourage these uses in specific neighborhoods and acknowledges they typically require larger
footprints than most types of artisan manufacturing that would locate in an urban/central area.
96 Table 17.20.020, Principal uses
permitted in commercial zones
Impound Yard is not a defined term, and not listed in 17.94.040. Just delete "impound yard" from this table. It is recommended to retain in the table, even if not permitted in any zone, to make the use unambiguously prohibited.
Appendix B:
Public Comment Response Matrix
Appendix B Pg. 22
Public Comments - Title 17
# Date Form Name Section or Topic Comment (may be paraphrased)Response / Recommendation
97 Table 17.20.020, Principal uses
permitted in commercial zones
I recommend keeping "Interior Warehousing" as Permitted in the CA zone. Warehousing is a good use for dated buildings, as an
alternative to having them empty. Just cap the building size to avoid big distribution centers.
The project team had discussion on this issue and recommends prohibiting warehousing due to truck, pollution, and noise
impacts. Warehousing is allowed in the city's industrial zones.
98 Table 17.20.020, Principal uses
permitted in commercial zones
[Comment refers to Chemical dependency treatment and detoxification centers] This ties into my comment on Supportive Housing. It
should ALWAYS be a conditional use, so that proximity to uses like child care, preschool, retirement home and similar can be taken
into account. You also need to provide for minimum spacing between "problem uses" like drug treatment, mental illness, etc, so that
the harm from these necessary facilities is spread out and diluted, to prevent the toxic environment that results if they are grouped
closely together.
Comment acknowledged.
99 Table 17.20.020, Principal uses
permitted in commercial zones
[Refers to Private educational services in the CO zone] Should this be a P? Private schools and offices seem very compatible. Comment acknowledged.
100 Table 17.20.020, Principal uses
permitted in commercial zones
[Comment refers to Bed and breafasts] This is unclear. Is intended to be restrictive on the baseline rule? Or expansive on the baseline
rule? And why is it needed anyway? A single household dwelling that existing on ordinance adoption date is P; B&B is P. The comment
can simply be deleted.
The note will be removed because "existing single-household dwelling" is already listed in the residential category of the
permitted use table.
101 Table 17.20.020, Principal uses
permitted in commercial zones
[Comment refers to retail sales 50,000-100,000 square feet] Need to clarify meaning of "minor". Is it in comparison to the building, to
nearby buildings? How about "... additions that do not increase the NFA of the subject building by more than 20% in any 5 year period."
Clarification will be added that a minor addition is less than 10% of existing net floor area, consistent with other
Conditional Use Permit standards.
102 Table 17.20.020, Principal uses
permitted in commercial zones
[Comment refers to Ferry, seaplane, and helicopeter facilities] Recommend rethinking this. Helipads can be very disruptive and should
be C in all zones other than industrial.
Comment acknowledged.
103 Table 17.20.020, Principal uses
permitted in commercial zones
[Comment refers to Parking lots and garages (as a principle use] The structured parking requirement for CBD is too early for Port
Angeles. The economy does not support high enough commercial rental rates to support the cost of building structured parking. So this
requirement will be a block to new commercial development.
This use is only for standalone, principle use parking. Accessory parking associated with a building can be surface parking if
it meets the block frontage standards.
104 Table 17.20.020, Principal uses
permitted in commercial zones
[Comment refers to Parking lots and garages (as a principle use] I don't see why parking is a Conditional Use. Parking is low impact -
why not just make it a permitted use - what's necessary to condition?
Comment acknowledged. Since the proposed code is now mitigating parking with lower minimums and substantial
landscaping requirements, as well as design requirements introduced in the block frontage standards, parking will be
changed to a "permitted" use or "P" on the table.
105 Table 17.20.020, Principal uses
permitted in commercial zones
[Comment refers to Parking lots and garages (as a principle use] Why such fear around parking lots, as evidenced here and in the
moritorium? Parking is a good "holding use" for land, until the economy justifies the construction of a building. If you prohibit the
operation of a parking lot, then empty lots, or lots with buildings that age out of their useful lives, will set empty, weedy, garbage filled
and just gross. Parking is a good holding use for such lots and having a lot incentivizes the property owner to maintain their property so
it looks attractive (and God knows, attractive is a huge element of this Code Amendment).
Comment acknowledged. Proposed code does not required existing Downtown parking lots from continuing. And it is
agreed that parking is an important function of a commercial area. However, the project team strongly differs on the
commentor's suggestion that CBD zoned land is best used as surface parking storage. The City does not wish to see
buildings torn down and turned into surface parking lots, nor do they want to see all vacant land turned into surface parking
lots. With such an approach, the downtown area becomes a place for people to store cars rather than encourage vibrant
pedestrian activity. A vacant building is considered a better holding use because it preserves the opportunity for re-
occupation in the interim time before redevelopment (typically helping to reduce start up costs for first-time businesses and
entrepreneurs).
106 Table 17.20.020, Principal uses
permitted in commercial zones
[Comment refers to Vessel moorage, marinas, and research vessels] Delete "and research vessels". If all vessels can be moored, then
research vessels are included in that already.
Comment acknowledged.
10/29/2021 PDF letter Erik Marks Dimensional standards Multiple comments split into separate rows as reflected below
107 Table 17.20.040, Commercial
zone dimensional standards.
Have you considered removing the "minimum height" requirement? In my experience it is not common to dictate a minimum height.
Why not let the market dictate the minimum height of a building, as a low height building does not create negative externalities?
Removing the minimum building height requirement would absolutely reduce the cost and thereby encourage new development in the
CBD.
Comment acknowledged.
108 Table 17.20.040, Commercial
zone dimensional standards.
[Comment refers to rear setback standards] Based on 17.22.210, it looks like these cells should all say 0-15 in them. Technically, the change isn't necessary, but functionally, it's a good idea: Change CBD, CA, and CSD zone cells to say 0-15
along with their existing footnote(s).
Appendix B:
Public Comment Response Matrix
Appendix B Pg. 23
Public Comments - Title 17
# Date Form Name Section or Topic Comment (may be paraphrased)Response / Recommendation
109 17.20.070 – Building height
bonus standards
This Section is not harmful, but it does in my mind evidence a misunderstanding about Port Angeles. Allowing increased residential
heights in places like Seattle does drive new residential unit construction, because the marginal cost of additional floors, once you are
into highrise-type construction (steel/concrete) is lower than the marginal cost of the initial floors of the structure. But the cost per sf
for highrise type construction is SIGNIFICANTLY greater than the cost/sf for wood or concrete/wood low and midrise construction.
The first construction to create new multifamily housing in PA will not be highrise construction, and so the bonus floor concept simply
is irrelevant for many years to come. It does no harm to have it here, but boy does it evidence a misunderstanding of the needs of a city
like PA.
The commenter is correct that the project team does not expect this bonus height option to be used often, but it is
important to plan ahead and offer a mix of incentives to encourage housing development. The City's Housing Action Plan
identified a challenge of housing projects being feasible with the current commercial district maximum building heights. The
community was also supportive of this approach during the concept development phase.
10/29/2021 PDF letter Erik Marks Residential standards Multiple comments split into separate rows as reflected below
110 17.21.030(C), Cottage housing
density standard
This is not aggressive enough. Recommend changing 2:1 ratio to 3:1. See Housing Partnership Memo on Cottage Housing (link at end of
comment), page 3. Ravenna Cottages in Seattle built at 4.5x base density, very successful development. (I was member of the entity that
developed the Ravenna Cottages.) https://mrsc.org/getmedia/d33307b0-2510-4130-a1acaa85c70ea78b/ chord.pdf.aspx
The 2:1 ratio has been a zoning standard for most communities and was based on suggestion from one of the main cottage
housing builders. Keep in mind that this would no longer apply to RMD and RHD zones, as this draft proposes eliminating
density standards there. Also note the proposed lot size reduction from 5,000 to 3,500 in the R7 zone - which essentially
allows much greater density than existing provisions. No change suggested, but the issue should certainly be monitored
with adjustments made in future if found necessary to stimulate more cottage housing, while ensuring compatibility.
10/29/2021 PDF letter Erik Marks Commercial and
multifamily design
standards applicability
Multiple comments split into separate rows as reflected below
111 17.22.020(C), Building additions,
remodels, and site
improvements
These three thresholds seem unworkable. Example: I own a 10,000 sf building. In year 1, I permit and construct 4900 sf of new space; I
am clearly in Level 1 and the new space is under Section C1. Then in year 2 I file a permit application to construct a 200 sf addition.
That bumps me into C2, but what about the 4,900 sf of improvements I already finished building? Do I have to rebuild those in order to
construct my new 200 sf addition? Many, many more similarly problematic scenarios can be conceived. These provisions are simply
unworkable and an alternative approach should be worked up.
Can Makers provide an alternative approach to handling additions, remodels and site improvements, for consideration? If not, I can
come up with something. It should be very clearcut, as this is an area of code that invites disagreement and litigation.
The project team is recommending changes in applicability of Chapter 17.22 in response to public comments. Options are
summarized in the "Major Code Changes" appendix of the staff report for the November 10 Planning Commission meeting.
112 17.22.040(D), Departures Are these decisions appealable? If so, provide code reverence here. If not, seems like a concern as it vests too much power in a single
person. Secondly, it is necessary to provide for alternative process for review in the instance that the Director is conflicted, or the chair
of the director is empty.
Section 17.96.150 allows for appeals to Director decisions. The setup here is similar to most every community MAKERS
has worked with using this Departure option.
10/29/2021 PDF letter Erik Marks Block frontage standards Multiple comments split into separate rows as reflected below
113 17.22.110 – Block frontage
designation maps
I believe the extent of area covered by these regulations may be overreaching by the Planners. Many of the areas placed under 17.22
strike me as economically transitional areas, for which getting a few new businesses up and going is far more important than achieving
Planner's Pretty City goals. Port Angeles needs basic growth far more than it needs far-reaching design standards in its transitional
commercial areas. Recommendation: Scale back the extent of blocks designated as Storefront, Landscape or Mixed.
Comment acknowledged. Project team is not recommending a change in the proposed block frontage standards designation
maps. Rather, there has been several changes proposed to the design requirements that are required in each block frontage
standard.
114 Table 17.22.115, Explanation of
transparency standards
Make this 30" to 8' for Storefront, to keep cost down.Comment acknowledged.
115 Table 17.22.115, Explanation of
transparency standards
Can mirrored count as transparent? Mirrored seems like a good solution when transparency is not practical, like a conference room or
business office space.
Comment acknowledged.
116 17.22.120 – Storefront block
frontage standards
I recommend removing the weather protection requirement. It is a costly feature that fits into the "nice to have" category as opposed
to the "no ugly stuff" category.
This is an example of a design requirement that simply does not fit the town of Port Angeles. Sidewalk weather protection is nice to
have, but not at the expense of new development. Let PA grow up a bit, improve its economic vitality, and then start imposing
requirements like this.
No change recommended. Weather protection is a critical feature for ensuring pedestrian friendly building design and
street environments. A departure opportunity is available for alternative designs.
117 17.22.120 – Storefront block
frontage standards
I recommend reducing the windows requirement from 70% to 50%, and to set the elevation range from 30" to 8', to reduce cost.
Architectural variety will also increase with a reduced reliance on glass.
No change recommended. 70% transparency is a standard requirement in form based code elements, including
communities that have similar seismic requirements as Port Angeles.
118 17.22.120 – Storefront block
frontage standards
If I am reading this right, as originally drafted, it would have bizarre and undesirable outcomes. The first few buildings on a block could
use 100% of frontage for lobbies, and later buildings could use 0%, effectively blocking any new lobbies after the first half of the block is
built out?!?!?
The provision/percentages would apply to each project on a limited basis. No change recommended.
Appendix B:
Public Comment Response Matrix
Appendix B Pg. 24
Public Comments - Title 17
# Date Form Name Section or Topic Comment (may be paraphrased)Response / Recommendation
119 17.22.120 – Storefront block
frontage standards
[Comment refers to retail space depth] This does not need to be established by legislation. The marketplace is far more adept at
determining commercial space depth, than a city govenerment. Setting minimum depth at 20' will keep people from gaming the system,
but that's all that should be done. Applying the minimum depth to only a portion of each retail unit allows retail display windows to
"wrap" over the front of other uses.
This type of standard is common in many communities to ensure retail space is viable. MAKERS has seen it range from 20
to 60 feet. A departure opportunity is available for alternative designs. No change recommended.
120 17.22.120 – Storefront block
frontage standards
References to "public space" worry me and in my opinion should be removed throughout. If a space is "public", then I am concerned
that a smelly person with a shopping cart can occupy that space for hours on end, causing great detriment to the businesses fronting on
the space. Query: can a person be "trespassed" from a "public space"? I think the answer is no.
Comment acknowledged.
121 17.22.120 – Storefront block
frontage standards
[Comment refers to parking location requirement] From 17.22.130. Keeping it simple and allowing flexibility to keep costs down. The
original text will (A) render many existing sites incapable of renovation/redevelopment without scraping what is there now and (B)
drive massive development cost increases for certain sites. Parking is really not the end of the world, and over time development takes
care of it - when the market value of built space exceeds the market value of parking, the parking will be pushed underground, behind,
etc.
Comment acknowledged.
122 17.22.120 – Storefront block
frontage standards
Do these work the way that CBD streets are layed out now? If so, then this is ok for CBD but not other zones. These sidewalk
requirements would produce absurd results at extraordinary cost in other zones.
These standards were developed in collaboration with public works staff and are a common standard to ensure sufficient
sidewalk width given development design.
123 17.22.120 – Storefront block
frontage standards
Minimize and simplify the Departure Criteria. This code should strive for elegant simplicity, as opposed to complexity of requirements
and departures from those requirements. PA does not fit code like that.
Comment acknowledged.
124 17.22.120 – Storefront block
frontage standards
[Comment refers to sidewalk width departure criteria] PA is not Palm Springs. It is cold in the winter and windy in the summer.
Requiring ALL sidewalks to accomodate outdoor seating and dining is absurd, wasteful and damaging to the City.
Comment acknowledged. Sidewalk width requirements are not also requiring outdoor seating or dining areas. Wider
sidewalk widths in storefront designated areas are intended to allow for greater commercial pedestrian commerce and to
ensure clear paths are still possible when outdoor seating or dining is proposed in front of the building.
10/29/2021 PDF letter Erik Marks Site planning standards Multiple comments split into separate rows as reflected below
125 17.22.220 – Public space. [Comment suggests deleting entire section] Costly to set aside the land. Design constraining. Costly to build. Costly to maintain.
Attract vagrants. Not needed to achieve an attractive city.
Based on comments received, the project team is recommending changes in response to this concept. Options are
summarized in the "Major Code Changes" appendix of the staff report for the November 10 Planning Commission meeting.
126 17.22.230 – Residential amenity
space.
These requirements directly and materially increase the cost of residential development. If we want more and cheaper housing in PA,
don't require costly expenditures as a hurdle to building residential units.
Options are summarized in the "Major Code Changes" appendix of the staff report for the November 10 Planning
Commission meeting.
127 17.22.240(C)(5), Connections
to adjacent properties
[Comment suggests deleting subsection] The marketplace will determine if these should be built. Requiring them is unnecessary, drives
up cost, and sometimes would be very harmful - think $1m townhouses built with a required connection through a back property line
to Section 8 housing.
No change recommended. This standard is important for encouraging walking and a more functional and convenient built
environment. A departure opportunity is available for alternative designs or unique situations.
128 17.22.250(C) – Vehicular
circulation and parking
Yes, favor alleys over streets. But beyond that, let developers figure it out!No change recommended.
129 17.22.260(B)(2), Location of
ground-level service areas and
mechanical equipment
as originally drafted, this could have forced some VERY expensive service area locations, as opposed to some mere screening measures.
Cost MUST be taken into account in all regulations, or you will kill enterprise.
Comment acknowledged. This section of code is specific to location. Will add clarification to the term "Trash and Recycling
Enclosures" instead of "Service Areas."
130 17.22.260(B)(5), Location of
ground-level service areas and
mechanical equipment
As drafted, this would have required a roof over a propane tank or electric transformer. Refer to similar comment #82 above.
131 17.22.260(C)(4), Screening of
ground-level service areas and
mechanical equipment
Without this clause, most 0- setback buildings would be impossible to construct. No change recommended. Zero-setback buildings are likely to have trash in the back along an alley where they won't be
subject to section (C).
132 17.22.260(E)(2), Roof-mounted
mechanical equipment
Perforated metal (galvanized) is a cost effective weatherproof screening solution. Prohibition is removed.
133 17.22.270(B), Site lighting
applicability
This would have absurd outcomes on existing buildings. I might need to replace one light in a row of 20, and I would not be allowed to
match what is already there.
Individual light bulbs do not need to be changed to meet the standard during regular maintenance; see the Level of
Improvement Standards in 17.22.020(C).
134 17.22.270(D)(3), Building-
mounted lights
This looks like it would prohibit such things as porch lights, patio lighting, rooftop deck lightingl when above the 2d story. The exception for fully recessed lights provides an avenue for exterior lights higher up on a building (e.g. for apartment
balconies). However, the code will be revised to clearly allow rooftop deck lighting provided it is at least 10 feet from the
edge of the roof and properly shielded.
135 17.22.270(F), Lighting color 3500k is very yellow, and provides poor color resolution. Generally commercial parking lot lighting is 4500-5,500k. Comment acknowledged.
Appendix B:
Public Comment Response Matrix
Appendix B Pg. 25
Public Comments - Title 17
# Date Form Name Section or Topic Comment (may be paraphrased)Response / Recommendation
136 17.22.270(H), Prohibited lighting Not sure where this is coming from. There are lots of instances a critical area might need lighting, like a driveway up a steep slope or a
bridge over a ravine that need to be lit. Further, I am finding no definition of "critical area" in PA code.
Language will be changed to "undeveloped environmentally sensitive area", which is defined in code.
10/29/2021 PDF letter Erik Marks Building design standards Multiple comments split into separate rows as reflected below
137 17.22.320(B) – Building massing
and articulation
[Comment refers to number of articulation features] This is ambiguous and should be revised. Not sure exactly what it is intended to
say, but it does need to be cleared up.
Project team is recommending several changes to 17.22.320. Options are summarized in the "Major Code Changes"
appendix of the staff report for the November 10 Planning Commission meeting.
138 17.22.320(B) – Building massing
and articulation
[Comment refers to list of articulation features] Just use a single list. It is more flexible, more elegant and easier for everyone to use. Project team is recommending several changes to 17.22.320. Options are summarized in the "Major Code Changes"
appendix of the staff report for the November 10 Planning Commission meeting.
139 17.22.320(C) – Building massing
and articulation
Use the same list as the prior section. No reason to use different language here.Project team is recommending several changes to 17.22.320. Options are summarized in the "Major Code Changes"
appendix of the staff report for the November 10 Planning Commission meeting.
140 17.22.330 – Building details [Comment suggests deleeting entire section] This section adds substantial design and construction cost, and is deep governmental
meddling in the design of SURVEY RESULTS buildings. Let architects and developers do their jobs.
Project team is recommending several changes to 17.22.330. Options are summarized in the "Major Code Changes"
appendix of the staff report for the November 10 Planning Commission meeting.
141 17.22.340(B)(4) – Building
materials on first floor
Concrete can be significant cost savings over masonry.The project team recommends removing the ground floor cladding requirements.
142 17.22.340 – Building materials. [Comment suggests deleting subsections for metal, EIFS, and cementious paneling] Provisions above govern materials used on the first
floor, which have by far the largest impact on the streetscape and neighbors. Stop there. Let architects and developers figure the rest
out, so as to maximize value.
The project team recommends removing the ground floor cladding requirements (see comment above), but no changes are
recommended to the other specific material standards. Note that multiple departure opportunities are available.
143 17.22.350(B), Blank wall
definition
15 feet is super short. These treatments are expensive. This is an example of where something that is really problematic (a blank wall
over 50 feet) can be regulated, but the rest of it should be left alone.
The project team recommends a sliding scale definition based on building setback (front): 15-feet for setback less than 5'
(storefront); 20-feet for setback 5-10''; and 25-feet for buildings with >10' setback..
144 17.22.350(C), Blank wall
treatment
blank wall shoudl not require costly treatment just because it can be seen from 100 ft away. Heck, as drafted, this woudl have triggered
treatment requirements if a blank wall were visible from a rooftop deck!!! Vast over-reaching.
Text will be revised to more specifically apply to ground-level residential amenity space.
10/29/2021 PDF letter Erik Marks Landscaping standards Multiple comments split into separate rows as reflected below
145 17.22.410 – Applicability. If this was left in place, a property that had required landscaping, and wanted to replant some of the trees, would have to upgrade to
the new standards. Not what we want to require.
Updates will made to clarify applicability with an emphasis on new development and major site changes.
The project team is recommending changes in applicability of Chapter 17.22 in response to public comments. Options are
summarized in the "Major Code Changes" appendix of the staff report for the November 10 Planning Commission meeting.
146 17.22.425(A)(2), Type A
Landscaping.
Nothing is 100%. Using the term 100% here is inviting litigation [comment suggests changing 100% to "substantially all"]The project team has recommended this change.
147 Table 17.22.430, Required
buffer types
I recommend reducing all buffers in this table, other than the storage-buffers, to 5'. Requiring larger landscape buffers is a direct cost
increase on a project, which drives up housing costs and reduces economic vitality. Note that hte cost of the additional landscaping is
only a minor element; the real cost is incurred due to lost site utility and loss of site efficiency.
No change recommended. These are modest standards as the 10' buffers generally only apply to outdoor storage areas and
high intensity commercial uses plus there is a departure opportunity. The code is also substantially reducing parking
requirements which are a bigger cost item.
148 17.22.435(B) – Block frontage
landscaping.
[Comment suggests deleting subsection] This needs to be clarified, or better yet delete it. Is it supposed to be establishing a
requirement for landscaping between a building and parking, on the same site? If so, don't do that. The purpose of the code is to
prevent harms to other lots and the public. The code should not dictate to a developer what to do within his/her own site if there are
not external impacts. For example, this would require that a small auto body shop install landscaping to shield customer parking from
the building - such landscaping is unnecessary, paternalistic and ultimately would just fall into disrepair and fill with garbage.
Comment acknowledged. These standards apply to the public face of developments - requiring some landscaping between
streets and buildings or parking areas (except for storefronts).
149 17.22.435(C) – Block frontage
landscaping.
[Comment suggests deleting subsection] Code requires street trees. Code requires screening. Leave the developer alone to manage
the rest of his site as best suited for the site. Trees are not always desirable.
Comment acknowledged.
150 17.22.440(C), Parking lot
landscaping minimum width
Reducing this allows more flexibility in parking lot design, but does not reduce the overall requirement for landscaping, which remains
at 5%.
This will be reduced to 7.5 feet to complement the parking code's parking space width of 8.5 feet (accounting for island
curbs).
151 17.22.440(F)(1), Parking lot
perimeters
[Comment suggests a width of 5 feet] This approach ensures that there is parking lot buffering, without requiring that excessive land be
dedicated to such buffers.
The project team recommends reducing this to 7.5 feet (while still allowing departure options to reduce it by 50%) to
match the above recommended planter width.
152 17.22.440(F)(2), Parking lot
internal lot lines
Recommend reducing to 5'. Land dedicated to screening directly increases development cost, which increases the cost of housing, and
negatively impacts economic vitality. 10' buffers are overkill (keep in mind it would apply both sides of the property line, resulting in a
20' lanscape strip - a virtual forest!
The project team recommends reducing this to 7.5 feet (while still allowing departure options to reduce it by 50%) to
match the above recommended planter width.
153 17.22.445(C), Stormwater
detention ponds
Not clear what this means. Is buffer landscaping required? What "type" of landscaping?The project team recommends deleting this subsection.
Appendix B:
Public Comment Response Matrix
Appendix B Pg. 26
From:Emily Glassock
To:Community and Economic Development
Subject:Building Residential Capacity
Date:Friday, September 24, 2021 8:42:12 AM
Hello -
I believe we need to greatly increase the number of dwelling options and units and improve
affordability - and this has been apparent for some time, and has gotten exponentially worse
in the last 4-6 years.
The building and zoning codes have not helped ease this, the proposed codes are minimally
better.
There are still too many barriers to creating more units that people need close in regular single
family residential neighborhoods - that are close to the city center, and close to schools and
stores.
Developing another central housing growth zone = another concentric circle if you will, just
outside of the high residential zone to target for residential infill, would be helpful - if
additional reduced restrictions are not applicable to all of Port Angeles residential
neighborhoods (but I believe that they are)
Please reconsider several items about ADU within the city of Port Angeles - or at least for
neighborhoods closest to downtown.
Why only one ADU?
Why wouldn't a lot be able to have an attached ADU - like in a basement - if fully conforming
to codes, and also a detached ADU at the same time on the same lot?
Why is the ADU limited to less than 50% of the main house or maximum of 600 square feet
and maximum of a one bedroom?
Other communities do not have these limitations - and these limitations limit the uses of the
structure and frankly are arbitrary and encourage short-term vacation rental type units rather
than primary long-term housing that is needed.
I propose instead a restriction of 75% of the square footage of the primary home, or a
maximum of 800 square feet - and no mention of number of bedrooms
The utility charges are the same for the ADU and the main home = separate connections. The
basic monthly cost is the same. The size limitation for the ADU, costs of
fees/construction/hassle, plus the full charge for the utility is a huge barrier and disincentive to
development
And again - is an encouragement for short-term vacation type use, and not long-term use due
to cost.
Full utilities within the city of PA are much, much higher than living in the county. For a small
unit with only one bedroom or a studio, there is typically only one or possibly two adults, the
utility cost of more than $200 a month (on average) is disproportionately put on these smaller
units.
I propose a rate reduction for ADU for utilities of 75% of the cost compared to primary
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 1
homes, for basic utilities
I also believe it would be extraordinarily helpful to have a set of approved ADU designs,
waive or reduce fees for homeowners that are dedicated to long-term rentals, and develop a
way to "fast-track" the permitting process.
Here is a link to Portland, Oregon's residential infill program, that includes ADU = 2 per lot
(min 5,000 sq feet) allowed
https://www.portland.gov/bds/zoning-land-use/residential-infill-project/residential-infill-
options
Thank you -
Emily April
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 2
From:John Ralston
To:City Council; Nathan West; Allyson Brekke; Emma Bolin
Subject:Proposed code changes
Date:Tuesday, September 28, 2021 6:15:48 AM
Good morning,
I wanted to briefly comment on the proposed changes prior to the Special Council meeting
this evening, and I would welcome questions and comments.
1. The work done Planning and their team scores a solid "A" with this 270 page long
overdue document. I would suggest a more frequent review than every 50 years, maybe
every 2-3 years. Think Comp plan or "Sunset" review.
2. 25' R7 lots should be available to all R7 lots and not limited to the proposed areas.
3. 25' lots should be permitted in all commercial zones as well to include MD and HD
residential zones.
4. Taller buildings should be allowed on both sides of Lincoln and not just the west side.
5. CODE changes do not necessarily mean an immediate building boom.
6. Planning Dept will see where there will need to be changes/amendments/alterations
and bring those discussions to the appropriate City departments
7. Visuals in code are very helpful and good
8. City has asked for advertised and asked for input and I believe City staff, again, has done
a great job.
9. Duplexes should be Permitted in all commercial zones and if not permitted at least
Conditional. Duplexes fall under the more simplified residential building code as
opposed to the more cumbersome commercial building code. Financing for Duplexes is
also less expensive, with better terms and conditions. (happy to further elaborate)
Generally, I would propose adopting the proposed CODE update with the items I have
mentioned above.
Thank you
John Ralston
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 3
Erik Marks
Attorney. Strategist. Advisor.
PO Box 16247
Seattle, WA 98116
206-612-8653
erik@egmrealestate.com
1
October 12, 2021
Port Angeles Planning Commission
City of Port Angeles
VIA email to ced@cityofpa.us
Re: BRC Code Update Public Comment
Dear Planning Commission:
“One bad apple can spoil the bunch.”
The Draft Code Amendments you have before you are well done, reflecting the focus and hard
work by City Staff and outside consultants. But there is one bad apple, in the form of Chapter
17.22 - Commercial Design Standards, that threatens to spoil the bunch. I strongly encourage
you (actually, implore you) to give yourself the time, space and resources to figure out if I am
right. Because if I am right, and if Chapter 17.22 proceeds to be adopted as Code, then Port
Angeles will be harmed.
Why should you care what I have to say? Because I am perhaps the most qualified person you
will hear from regarding this proposed land use code amendment, being the only person who
both (a) lives (albeit, part-time) and works in Port Angeles, and (b) has a lengthy and
sophisticated career working in commercial real estate law and development. My work that you
know best is the redevelopment of “The Landing” into “Port Angeles Wharf”; in that project I
took a site and building that in 2018 was unfinanceable, unmarketable, and 35% vacant, to where
it is today - an icon for the City of Port Angeles, 100% occupied and the only “Waterfront
Renaissance Group” project that has to date delivered on its promises. A full curriculum vitae is
attached.
SUMMARY
The stated goal of the code amendment before you is to “increase Port Angeles’ residential
building capacity.”. In nearly all of its parts the proposed code amendment in fact does increase
the residential building capacity of Port Angles. HOWEVER, Chapter 17.22 will not increase
residential capacity in Port Angeles. In fact quite the opposite is true. Rather than
facilitating more residential development, Chapter 17.22 imposes costly design criteria on
all development in commercial zones, which will chill the creation new housing in Port
Angeles.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 4
2
DISCUSSION AND ANALYSIS
Port Angeles is an economically transitional community. Vacancy rates are low, and yet no
material amount of new working class housing is built. Why? It’s Economics 101 - the cost to
produce new units1 exceeds what occupants are willing/able to pay for new units in rent. The
only real way to get more working class housing in Port Angeles is to reduce the cost per unit, or
to increase what people are willing/able to pay. In my opinion, Chapter 17.22 would move both
those factors in the wrong direction.
I don’t think Chapter 17.22 is bad code on a standalone basis. The design goals reflected in
Chapter 17.22 are laudable and desirable. Chapter 17.22 would be a great section of code to
move into law in a wealthy community like Kirkland or Redmond. The issue I have is not with
Chapter 17.22 itself, but rather that it does not fit our needs in the City of Port Angeles. The City
of Port Angeles is not far enough along in its economic development to support provisions like
those in Chapter 17.22. The result of adopting Chapter 17.22 in a city like Port Angeles will not
be attractive development, it will be economic setback.
17.22 increases the cost of construction, thereby decreasing residential building capacity. There
is no doubt about it.2 Pretty much everything in 17.22 would make buildings and streets in Port
Angeles more attractive. But if nothing new gets built because the cost has gone up, then it’s a
disaster. We already have nothing new being built in Port Angeles for the most part. 17.22
makes it more expensive, more complex and more risky to develop anything new in commercial
zones. Driving up the cost of development is not going to increase the amount of housing in Port
Angeles; rather, it will make the day when Port Angeles sees any material amount of new
housing even more remote.
17.22 decreases income levels, thereby decreasing the ability to pay rent, thereby decreasing
residential building capacity. Because 17.22 makes development more costly, it postpones the
day when that development will occur, and thereby decreases income levels of working people in
1 The cost of working on real estate in Port Angeles is complex and far greater than it appears on the surface.
Design, and engineering professionals generally must be sourced from the Puget Sound region; even getting a
professional out to Port Angeles for a site tour and interview is a daunting task, let alone doing the actual work;
and even if one professional is identified at the outset for the work, if replacement becomes necessary, the risk to
project timeline is huge. There is the same issue for subcontractors and trades. In many instances, there is only
one provider in the region, which drives up price and timeline risk substantially. Finally, general contractors to
work on commercial projects of any scale in Port Angeles are nearly nonexistent. A huge project like the
Performing Arts Center, funded with donated capital, can solve that problem by bringing in a firm like Mortenson
at great expense. But that route is not realistically available to smaller and/or market-based projects.
2 When I voiced this concern to a member of the Code Revision team, the response was that they didn’t think that
17.22 would increase construction cost. I asked for the backup on this statement, and got no response. I
encourage you to research this matter, as I think the opinion voiced to me by the Code Revision Team member is
wrong. You should bring in architects and builders. Here are examples of provisions in 17.22 that I think
inevitably increase cost: public spaces provision and buildout requirements; weather protection requirements;
landscaping requirements; amenity requirements; building articulation requirements; building feature
requirements; roofline modulation requirements; window and door design requirements; decorative material
requirements. Each of these requirements is nice to have and would beautify the city. And yet, each requirement
drives up the cost, reducing the likelihood of any new development actually occurring .
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 5
3
the interim. Lower income levels are the second prong of the Economics 101 reason that Port
Angeles has a housing shortage. What we need to do is reduce the cost of development, in Port
Angeles, so that development will happen, allowing wages to rise, which allows people to pay
more in rent, which allows new residential construction to occur.
17.22 increases complexity of development, thereby decreasing residential building capacity.
17.22 is 99 pages long. That is 99 pages of requirements that need to be complied with by
architects and developers. Even a modest project - for example a 4000 square foot office
building or 10 unit residential structure, will need to document compliance with all the rules in
17.22. This is costly and it increases risk. And it drives work outside of Clallam County.
Architects in Clallam County are not familiar with this level of code complexity, and developers
will not want to pay them to learn it on the job. So the work will go to the Seattle region. That
means that our buildings will be designed by people who have never lived here, often may never
even have spent a week of their lives here, and who must be paid over $500 per day in travel and
lodging costs to just show up in Port Angeles. That’s not good for so many reasons.
17.22 delegates a high level of authority and discretion over permitting to a single person. Many
of the requirements in 17.22 involve balancing and interpretation, and others authorize
“Departures.” Balancing, interpretation and “Departures” are all discretionary decisions, which
under 17.22 are to be decided upon by a single person - the Director of the Department of
Community and Economic Development. Frequently design rules like we see in 17.22 are
accompanied by the creation of a “Design Review Board.” The use of a Board with several
people on it means that there are more perspectives of input available in the decision, thereby
reducing the risk of personal bias and error. Adopting an ordinance that allows for this level of
discretion in design decisions, which relies on a single person to decide what passes muster and
what does not, triggers a level of concern for me. I encourage you to discuss this with the
consultants at Makers, and ask them for examples of communities that have adopted similar
complex design criteria and no Design Review Board - how is it working out?
I do not understand why 17.22 is in this draft Code Amendment. The remainder of the Code
Amendment generally expedites timelines, decreases risk, and decreases development costs, all
of which will increase the availability of housing, the stated goal of the project. 17.22 is an
entirely different animal. 17.22 contains provisions that generally increase timelines, increase
risk, and increase the cost of development over the status quo today. I bring to you 25 years in
this industry and I can tell you that 17.22 does not fit with the stated goal of increasing
residential capacity in Port Angeles. I encourage you to ask for testimony3 from Makers, City
Staff, and unrelated consultants to find out why and how, in light of the analysis I present in this
letter, they think that Chapter 17.22 would increase the availability of housing in the City of Port
Angeles.
NEXT STEPS
What can you recommend to City Council, if you agree with me that 17.22 should not be passed
into law as presented? I see 2 realistic routes:
3 PAMC 2.36.080 grants broad fact finding powers to the Planning Commission.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 6
4
1. Strike 17.22, and Recommend Adoption of the Remainder. You can ask Makers if the
draft amendment can be made to work without 17.22. If so, then Council can move the
remainder of the code amendments into law and leave the creation of modest and
appropriate commercial design criteria for a later date. If you take this route, I would
endorse adoption of a much reduced version of 17.22, where the cost-neutral provisions
(good design, no/very-low additional cost) are retained and passed into law. In this route,
your recommendation to Council would be to pass the proposed code amendment into
law, after striking Chapter 17.22
2. Delay Adoption of the Code Amendments until 17.22 Can be Fixed. The draft code
amendments before you are very important to the future of Port Angeles. The draft code
amendment is 277 pages long and expressly modifies the fundamental nature of the Land
Use Code in Port Angeles. The timeline allowed for your deliberation, information
gathering, and reporting to the Council on the draft is remarkably abbreviated for such an
important and voluminous task. Nothing this sizeable and fundamental should be
advanced to law in so short a time. In this route, your recommendation to Council would
be to return the draft code amendments to you, and provide you with the necessary time
to have 17.22 fundamentally rewritten so that it reflects only no/very-low cost design
criteria.
What I don’t mention is the idea of fixing 17.22 on the current timeline. I that trying to do that
would be rushing into a fool’s errand that puts the future of the City at risk.
OTHER COMMENTS
I have other more routine and minor comments on the draft Code Amendments. I will get those
to you in a separate written comment letter.
*******************
Thank you volunteering your time, knowledge and energy as advisors to the City of Port
Angeles.
Sincerely,
Erik Marks
cc: Port Angeles City Council (council@cityofpa.us)
Allyson Brekke (abrekke@cifyofpa.us)
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 7
5
ERIK MARKS
243 McGarvie Rd
Port Angeles, WA 98363
5435 45th Ave SW
Seattle, WA 98136
(206) 612-8653
erik@egmrealestate.com
EXPERIENCE
EGM Law and Strategy. 2006 to Present. Legal counsel on real estate and business matters, including
entitlement, construction, finance, joint venture and leasing.
EGM Real Estate, LLC. 2006 to Present. Real estate brokerage and development.
Cairncross & Hempelmann, P.S., Seattle, WA. 1997 to 2006. Partner - Real Estate and Land Use.
Perkins Coie LLP, Seattle, WA. 1993-1997. Associate - Real Estate and Land Use.
Examples of Real Estate Work:
• Represented West Coast telecom company in Puget Sound headquarters leasing and expansion.
• Represented developer in grocery anchored infill shopping center. Entitlements work included
amending 3 layers of interlocking land use regulatory structures.
• Represented developers in 15 build-to-suit medical office building projects over 10 years.
• Represented family-office in growth of multi-state industrial real estate portfolio.
• Represented West Coast agricultural company in credit facility restructuring, allowing the client to avoid
foreclosure on over 100 properties.
• Represented a concrete and aggregate company in negotiating and consummating gravel mine
transactions, including a lease of over 1000 acres in King County.
• Represented financial company in its acquisition and development of a corporate campus in Federal Way.
• Represented a portfolio of American/Japanese real estate ventures in managing, financing, entitling and
selling several large tracts in downtown Seattle.
• Converted historic residence to commercial office, downtown Bainbridge Island.
• Converted abandoned warehouse to residence, rural Clallam County.
• Converted failed 50k waterfront building to fully occupied mixed use iconic structure, Port Angeles.
Examples of Volunteer and Social Benefit Work
o TisBest Philanthropy (www.TisBest.org). 2007-Present. I invented the “Charity Gift Card” and grew this
nonprofit to over $10m per year in revenue, all of which represents money diverted from “more stuff” to
“more good”.
o Threshold Housing. Active Board member of this nonprofit, which entitled and built the first cottage
housing development in Seattle, to demonstrate the net-positive impact that well executed high density
projects can deliver to single family zones. We advised Seattle DPD on its cottage housing code
provisions.
o CDL Recycle. I co-founded of Seattle’s first constructing waste recycling facility, diverting metal, wood,
sheetrock, plastic, concrete and other materials to beneficial use. Graduated from ground-sort to
elevated sort line. Later sold to Cleanscapes/Recology.
EDUCATION
Harvard Law School, Cambridge, MA. JD, magna cum laude (top 4% of class) 1993.
Williams College, Williamstown, MA. BA in Philosophy, magna cum laude, Phi Beta Kappa, 1989.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 8
October 12, 2021
City of Port Angeles
321 E 5th Street
Port Angeles, WA 98362
RE: Port Angeles Residential Building Capacity Code Amendments
Dear Planning Commission,
I applaud your efforts to increase Port Angeles’ residential building capacity. However, the changes
proposed for the new Commercial Zones may actually stall commercial development. I will speak
specifically to the impacts on The Elwha Hotel project.
The Tribe objects to the Adoption of an Ordinance Imposing a Moratorium on the Installation of Surface
Style Parking Lots in City Commercial Corridors (September 7, 2021 City Council). The adoption of this
Moratorium Ordinance appears to impact only the Lower Elwha Klallam Tribe’s project. And, as was
stated at the meeting is an attempt to preserve and implement early the intent to restrict parking to
structures only downtown. It appears the parking conditions do not allow for addressing unique
business needs (e.g., limited spots for loading and unloading, porte-cochere). We object to requiring
structured parking only.
We recommend that North Laurel be Mixed rather than Storefront.
We are extremely concerned with several aspects of the Code Amendments. One of our greatest
concerns is the transition from the current Code to the Amended Code. The Tribe just completed our
public comment period for a Shoreline Substantial Development Permit (September 23, 2021). This
milestone was negotiated with the City and included conversations with Washington State Department
of Ecology. The site plan was accepted by City personnel prior to allowing the application to proceed.
The moratorium and amended codes if adopted will result in additional long delays for our project.
It is important to remember the Tribe purchased the westerly parcel for two reasons: to complete toxin
cleanup and to acquire space for future expansion. The cleanup was completed costing millions. Since
the Tribe is not in the position to develop the westerly parcel at this time we may need to remove it
from the project. The amended code does not appear to address “short-term” variances or waivers that
would allow us the highest and best use of the parcel until expansion is economically feasible.
The Tribe welcomes an opportunity to discuss other concerns. However, as presented we object to the
adoption of the amendments pertaining to the new commercial zones.
Michael A Peters
Lower Elwha Klallam Tribe
Hotel Project Manager
Michael.peters@elwha.org
360.912.3554 cell
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 9
From:Thomas Curry
To:Community and Economic Development
Subject:Chapter 17.22 proposal
Date:Wednesday, October 13, 2021 5:54:40 PM
This email is to notify you that I am in agreement and support Erik Marks letter to the Planning Commission dated
October 12, 2021 regarding Chapter 17.22. It is not the right move for Port Angeles at this time.
Tom Curry
Owner, Barhop Brewing & Artisan Pizza
Owner, The Rail
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 10
From:Sam Grello
To:Community and Economic Development
Subject:Comment for Residential Building Capacity Code Amendments
Date:Wednesday, October 13, 2021 2:33:23 PM
Good afternoon,
I am submitting a comment for tonight's public planning commission meeting about the new
residential building capacity code amendments. I may not be able to attend the meeting.
My name is Sam Grello and I am the General Manager for the Port Angeles Wharf. Prior to
working at the Wharf, I have worked in commercial real estate development in New York
City, where I have both built and re-developed commercial properties.
I was also a residential real estate broker in Bellingham for three years, just as the current
boom was ramping up. I worked with first time homebuyers, and experienced their frustration
first hand. In my time there, Bellingham changed their code to allow for greater housing
density and produced a very helpful packet for homeowners called "The Infill Housing
Toolkit." This gave industrious homeowners a roadmap to converting garages and other
backyard structures into ADUs or to redevelop lots entirely. More cheap (but livable) rentals
popped up as a result.
I am writing in support of the comment letter from Erik Marks dated October 12, 2021. I
believe that it is a mistake for the City to adopt Chapter 17.22 as it is written at this time.
Please separate the residential building capacity code from Chapter 17.22 "Commercial and
Multifamily Design Standards." I believe they should be separate. I wholeheartedly endorse
increasing housing density. That is an issue that needs to be addressed now. But I don't agree
with Chapter 17.22 as it is written.
This is my third year in Port Angeles. My wife and I moved here after a nationwide road trip.
Besides the beauty and recreation, we moved here for the community. Where else are there so
many owner-operators of small businesses? My wife and I didn't see any other place in
America quite like here. It's inspiring to see small businesses thriving, and the actual backbone
of a community these days. Can Sequim say that with all their corporate shops?
My point is that the barrier for entry to business is low in Port Angeles. I worry that some of
the provisions in Chapter 17.22 will INCREASE the cost and complexity to do business in
Port Angeles and raise the barrier for entry to business ownership.
Thank you for taking the time to read my comment about your hard work. Thank you for
trying to fix our housing issue.
Sam Grello
General Manager
Port Angeles Wharf
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 11
115 E. Railroad Ave,
Suite 204
Port Angeles, WA 98362
Office: 360-457-4407
Cell: 360-441-4026
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 12
From:Laurie
To:Community and Economic Development
Subject:Bushwhacker Property
Date:Thursday, October 14, 2021 10:32:12 AM
To whom it may concern;
I have a very long history of being a part of the Port Angeles community, having owned 2 businesses,
The Bushwhacker Restaurant and Frugals.
Chapter 17.22, as written puts a hardship on my selling the Bushwhacker property, (that has sat
vacant for the past 6+ years), so I am writing in support of the comment letter from Erik Marks dated
October 12, 2021. I believe that it is a mistake for the city to adopt Chapter 17.22 as written at this
time.
Thank you,
Sheila Stewart
Owner Bushwhacker / Frugals
(360) 808-0918
frugals@drizzle.com
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 13
From:Judith Broadhurst
To:Community and Economic Development
Subject:Code changes input from local homeowner
Date:Thursday, October 21, 2021 8:35:57 PM
PAGE 50:
"An ARU is distinguishable from a duplex..."
Should be RDU to be consistent with other changes?
Adult family home. A one [family] household dwelling of
Neither "adult family home" nor "one household" home make any sense to me. It's "family" and
"household" that make it confusing.
If your intention is to change "Adult family home" makes me cringe. If your intention is to change it
to "Adult household," it needs to be change elsewhere, because "Adult family home" is used again
(17.10.02, item A, for instance).
Saying "Adult home" then defined as "one household" (not "a one household") makes more sense to
me and doesn't imply "family" among strangers, witih all implications and effects of that patronizing,
social work lingo.
-=-=-=-
ANIMALS
Animal husbandry, non-commercial
My neighbor was breeding and selling Akitas, which became "an issue" for all nearby -- the noise, the
front yard sales events, and most of all the cruelty of breeding the adult female over and over and
over.
This part not only doesn't flow coherently with the mention of horse stables and kennels but doesn't
even cover what she was doing. The dogs all were or were intended to be pets. And Akitas aren't
exactly Yorkies.
-=-=-=-
PARKING
Is this about street parking in addition to any driveway space?
What the heck is .5 or 1.75 parking spaces?
Why should a couple living in a "small lot single family household dwelling" not be entitled to 2
spaces just as "single-household dwellings" are? If you can afford a bigger house, you deserve more
parking space, even though that's not at all essential? That's elitism and offensive.
If there are 2 adults living in a house, these days, that usually means to people working who usually
need 2 cars.
What about the RVs that are everywhere? Usually behind the houses, so that's OK? And what about
those who park RVs on the street for weeks or who rent space in their backyards to people living in
RVs. It's rather common and shouldn't be.
This section NEEDS WORK, rethinking, more awareness.
COTTAGE HOUSING
I'm very glad to see the Cottage Housing element, but the ones that I'm familiar with in CA and OR
and in the Southwest are condo-style developments. I didn't read every word to find out how the
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 14
"common area" works, but 400 sf for that is laughable. It's a courtyard. The idea of these, from my
perspective as an older person, is to foster a sense of community, not just pack people in small
spaces for max use of the land. They need indoor gathering spaces with small kitchens to use for
potlucks or parties and such. They need meeting spaces, board game spaces, places to watch
streaming movies or other presentations and maybe hold discussions afterward.
Also, my 2 BR house is 832 sf. It is worth $2000 less than a very similar house a block away that is
1100 sf. But my floor plan has much more usable space than their house does. So that is key, yet
people will want to choose from at least 3 options, probably. I used to be the weekend manager for
a luxury apt complex with an ocean view in Santa Cruz, CA. From what they taught me, 600 sf is
standard for 1 BR. Most cottages are 2 BRs, but they do NOT need to be 1200 sf. You're thinking of
the developers' priorities, not the dwellers', and you seem to be forgetting that the developers are
selling multiples so the cost per sf is not apples-to-apples as for not crammed-together single-family
houses.
I'm very much in favor of these, and they're ideal for older people who want to downsize.
DOWNSIZE. When we're older and there's one or two of us, we want less space to clean and fill with
Stuff, not more. However, many of us want patios with at least a little space to grow flowers or food
AND we want places to walk dogs.
-=-=-=-
That's as far as I can endure this. I hope some of it is helpful.
Kudos to all of you and thank you for your work on this, both council and staff people.
Judith Taylor (formerly Broadhurst)
519 S Washington St, Port Angeles
360.477.3019
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 15
From:Kasi O"Leary
To:Community and Economic Development
Subject:Building Residential Capacity
Date:Friday, October 22, 2021 2:45:04 PM
Hello,
I am writing in support of the City’s efforts to increase and promote housing by adjusting the building
residential capacity. While your proposals are a great start, as someone that is married to a local
contractor and has actively participated in both SFR and Multifamily lending for developers in multiple
counties throughout Western WA, including Clallam, Jefferson, Kitsap, King, Pierce, and Thurston
counties, there is a LOT more that the City can do to make a much more significant impact to promote
housing in Port Angeles.
Here are just a few of the most critical items that would be extremely helpful.
1. Reduce setbacks and allow for zero lot lines for both SFR and Multifamily developments.
Particularly for lots within the core of the City (i.e. along C St. throughout the Cherry Hill Area, and
anywhere from Front St up to Lauridsen BLVD). This will allow for higher density options within this
core area to allow for home additions, ADU’s, and as our housing stock ages, to allow for older
homes to be torn down and replaced with at least 2-4 units.
2. Stop or reduce ridiculous requirements for road widening, sidewalks, etc. in rural, non-
thoroughfare roads within the City. It should not be that hard for a builder to simply put two homes
on what will be two lots that total at least 14k SF, but by the time the City adds on all their
requirements for a builder to widen the road, add sidewalks, etc. there will no longer be enough
room to add two homes (especially with the setbacks mentioned in #1). In order for builders to
WANT to build homes in your city, you have to be willing to work with them and stop adding on
infrastructure requirements that, while are a great improvement for the City (at the cost of the
builder), do nothing to improve the safety and soundness in that area, or in many cases even
REDUCES the marketability of the project.
3. More work must be done to encourage multifamily housing developers to build here. With costs
rising for labor and materials, tax breaks aren’t enough. Our city should be helping to fight the
extra requirements for stormwater runoff, give breaks on permits and fees if the owner is adding 5
or more units, Offer credits and/or variances to convert vacant commercial space into multifamily
housing. You should be doing whatever it takes to give developers a positive incentive to build
more units here as cheaply as possible.
In general, I would suggest you look to the larger, more populated counties and cities in our State, see
what is working there. While some residents in our area may not want higher density with in the City, it’s
absolutely required to ensure that we slow or prevent urban sprawl into the surrounding county. There is
room for a lot more homes within the current city/lots, we just need to look at allowing more to be built
within a smaller space and give those interested an incentive to build here.
Happy to discuss this further if you have any questions. My contact info is below.
Thank you for your time,
Kasi O’Leary
SVP, Director of Commercial Banking
PO BOX 351
Port Angeles, WA 98362
360-417-3131 (office)
360-460-6393 (mobile)
kasi.oleary@ourfirstfed.com
www.ourfirstfed.com
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 16
From:Allisa Imming
To:Community and Economic Development
Subject:Code Update Comments
Date:Sunday, October 24, 2021 9:37:00 AM
To whom it may concern,
I have not read the code changes word for word, but I did focus my time reading
the changes as regards ADU's and parking. I feel it is detrimental to
neighborhood aesthetics and surrounding property values to not require ADU
parking. Port Angeles already has 'issues' with non-compliant ADU's and the
clogged alleys and narrow streets with parking on both sides, disallowing two-way
traffic in some areas.
I spent some time reading about lot size changes as well and I think it will be a
detriment. My own lot size (I live near 6th and Chambers) is 6,970 sq ft, as are
most of the lots on my street. In my opinion, this size should be the minimum in
this city for a single dwelling. I have a small back yard area, a small front yard
and a two-storey 1738 sq ft home. I would wish you not to consider reducing lot
sizes to 3,500 sq ft.
As for ADU's and the mind-set of "creating more affordable housing", I believe
this code change will drastically alter the flavor and purpose of living in Port
Angeles.
People move here for the overall aesthetic. Where the mountains meet the sea;
pines, cedars, wildlife, forests, lakes, our downtown waterfront.
Long term residents stay here for the overall aesthetic, amongst other reasons.
I would ask you to not consider cramming more residents onto our city lots.
Providing a 12 year tax relief plan to entice multi-family development is a
detriment to the existing community of tax-payers. I understand the need for
development; I also understand that there are many ways to entice developers.
But Port Angeles already gives the appearance of being economically depressed.
We are economically depressed. We have a very large non-working sector of
residents. This tax abatement will unfairly place the burden of city services of
"multiple families" onto the assessments of other property owners for a very
long period of time. I would ask that the city not make more provisions, other
than what is already available, with the purpose of increasing our financially
challenged citizenry.
My husband and I are fairly new to Port Angeles. We moved here in June of
2016. We are retired former business owners from Las Vegas NV. We like our
location on the north Olympic Peninsula, the wide open spaces, the small town
feel. The limited conveniences don't bother us.
Don't let the current economy and housing market price fluctuations (which is
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 17
now so heavily influenced by our country's political issues) inform code changes
that we'll have to live with for the next 50 years. You can't change building code
to pacify those who are low-income.
Also, how about adding wording to the city code about amenities that the city
should provide to it's residents? We need more appropriately maintained park
space. The Peabody Creek was once a city park and I would like to city to be
expected to maintain it as such. Peabody Creek should be a jewel for all of us to
enjoy and provide a walkable space.
I am available for further comment if you wish. Just email me and I will attend
to you.
Best regards,
Allisa Imming
--
Allisa J Imming
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 18
From:Danny Steiger
To:Allyson Brekke
Cc:Community and Economic Development
Subject:RE: Notes on 2021 Code Amendment
Date:Monday, October 25, 2021 1:33:45 PM
Hi Allyson,
I wanted to reply to you, though I’ll throw all my cards on the table: I don’t have the same in-depth
experience with many of the details in the proposal, specifically 17.22, as either the original author
of the letter I forwarded, or the team who originally crafted it. So to the finer points, I will leave that
to the experts on both sides to debate, however I can provide in more general terms my perspective
on both our business’ growth plans/goals in Port Angeles, and what I hear from others doing the
same.
We are at a very challenging point in planning and future development where many costs are rising
dramatically, however many of these increases are not keeping pace with wages in the area, creating
very challenging situations where the business (revenues) may be there, but the staff to work the
positions required to capture and retain that business is not. The housing situation is certainly a
massive driver in this, where qualified and in-demand workforce participants can often times not
afford to purchase a home in our area, forcing an exodus, or at minimum not attracting enough of
these new people to our area. I realize that 17.22 is directed at commercial applications, so my
example doesn’t directly correlate, however it does relate in that anything that is driving our
expenses for development to a higher level pulls funds that could otherwise go toward living wages
and puts them into infrastructure requirements, and more specifically increases development costs
and energy costs even in planning stages.
The other challenge I see – if Erik Marks’ opinion is true – is that of adding complexity to the process
of designing and implementing many of the items in 17.22. I recognize that statutes and rules exist
to fill a very real need, and I’m certainly not one to think all regulations are bad regulations, though
there is a truth that the more regulations and hoops that have to be jumped through, the higher the
expense becomes. It becomes challenging to find enough people who know how to work through
these things and plan, so the few that can become overloaded and their time as a commodity
becomes scarce, driving the cost up. When large changes or new regulations are thrown into the
mix even those who can usually guide the path from conception to completion of a project must
spend a vast amount of time learning the new rules, which is an expense in and of itself.
It's daunting, and concerning, as a businessman to invest hundreds of thousands of dollars on a new
project, and the more question marks around it, the less we are inclined to pull the trigger and move
forward. I am blessed to have some very great people with great experience who have and can help
me through this process, but it’s already nerve racking as is, and if more rules are expanded it
becomes more so.
Again, I am not a policy expert on this, and I fully acknowledge the fact that you and the city are
working hard to balance many competing interests. Everyone thinks their “item” is the most
important, but the truth is that there are a hundred “most important” items all vying for time. You
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 19
and the city have a challenging road ahead to lead our community forward.
Perhaps my understanding of 17.22 is mistaken, but hopefully the feedback has been beneficial in
one way or another.
Thank you for your dedication to making our city the best it can be – I have to assume that it is often
a thankless job, but I am thankful for you and those who hash these challenging regulations and
rules out.
Sincerely,
Danny Steiger│President & CEO
Lumber Traders Inc.
Angeles Millwork & Lumber Co.
Hartnagel Building Supply
From: Allyson Brekke <Abrekke@cityofpa.us>
Sent: Monday, October 25, 2021 11:05 AM
To: Danny Steiger <dannys@lumbertradersinc.com>
Cc: Community and Economic Development <ced@cityofpa.us>
Subject: RE: Notes on 2021 Code Amendment
Good morning Danny,
Thank you for your email and public comment on the project. I also met with Kevin Russell last week
and he mentioned your concern on the project. It would be great to better understand how you see
Chapter 17.22 affecting your business along the C Street corridor.
Kind regards,
Allyson Brekke, AICP (She/Her/Hers)
Director of Community and Economic Development
City of Port Angeles
p: 360-477-0195 (cell)
e: abrekke@cityofpa.us
Please note that I’m working from home. You can still reach me at the phone number above. Stay
well!
NOTICE TO PUBLIC: The City Manager signed an emergency order that temporarily
suspends and replaces vesting building code provisions that allow applicants
to choose which building codes they want their plans to be vested through
December 31, 2021. Read more here.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 20
Did you know? Permit Services staff can assist you from your home or office computer the same as wewould at the permit counter. All resources in our office are available online. Learn more by visiting ourPermit Services Self-Serve Resources Guide.
From: Danny Steiger <dannys@lumbertradersinc.com>
Sent: Thursday, October 14, 2021 11:10 AM
To: City Council <Council@cityofpa.us>
Cc: Allyson Brekke <Abrekke@cityofpa.us>
Subject: Notes on 2021 Code Amendment
Good morning,
I received a copy of a letter sent to the City Council in regards to the 2021 Code Amendment,
specifically in regards to Chapter 17.22, and have attached said letter to this e-mail for reference.
While I do not have the sort of specific expertise that Erik Marks’ career would grant, from the
perspective of a local business looking to expand and grow in our community I wholeheartedly agree
with his sentiments. I would also encourage the Council to re-evaluate this portion of the code
amendment, and to truly take Mr. Marks feedback into consideration.
Thank you for your time.
Respectfully,
Danny Steiger│President & CEO
Lumber Traders Inc.
Angeles Millwork & Lumber Co.
Hartnagel Building Supply
T: (360) 452∙8933│F: (360) 452∙8943
3111 Highway 101 E. Port Angeles, WA 98362
Employee owners building friends one customer at a time.
NOTICE: This email and any attachments may be subject to disclosure as a public record under the
Public Records Act, RCW Chapter 42.56
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and
know the content is safe.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 21
From:Erik Marks
To:Allyson Brekke
Subject:Supportive Housing Requirements
Date:Monday, October 25, 2021 9:38:00 AM
Attachments:image001.png
Allyson,
When we met the other day, I expressed concern about the draft new code making Shelters, Transitional
Housing, Supportive Housing (homeless, drug addicts, etc) into "Permitted" uses in the commercial
zones. You told me you believed that was required by new state law.
I researched the issue and what I am reading does not line up with what you said. Such uses may not be
outright banned in certain zones, but the uses can continue to be Conditional Uses that take into
account conditions on occupancy, spacing and intensity of use. Here is the applicable language from
E2SHB 1220:
Here is an article from MRSC on the subject. And within the article is a link to sample codes adopted by
other Cities to comply with HB 1220, and if you follow those links, you can see that Cities such as
Bellevue, DesMoines and others have made those types of shelters and housing into "Conditional" uses
that require a CUP.
May I please ask you to revisit the source of your conclusion that such uses must be made into
"Permitted" uses? If in fact I am correct, and such uses may continue to require a CUP, then I don't think
that Port Angeles would be well served by making those uses "Permitted." If they were made into
"permitted uses, then a facility intended to house 30-day-clean drug addicts could be located "as a
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 22
matter of right" next door to a child care facility, retirement home, or other vulnerable population. And
from another angle of concern, a drug-addict facility, a facility for homeless, and housing for mentally ill
could all be grouped together on the same city block as a restaurant, bookstore and coffee shop - with
the predictable result that the valuable small businesses, which are paying taxes and serving the
community, which were founded with hard earned capital and are run by dedicated hard working
citizens, would be killed off. Yes, PA must follow state law, but it should do so while being as careful as
possible to protect its contributing citizens, operating businesses and tax base.
I will include this in my official comments to the Code, but I wanted to give you priority-notice of my
research and conclusion as a courtesy.
Sincerely,
Erik
--
Erik G Marks
Attorney at Law
PO Box 16247
Seattle, WA 98116
(206) 612-8653
erik@egmrealestate.com
Physical Office:
4220 SW Spokane St
Seattle, WA 98116
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 23
From:jeff schreck
To:Community and Economic Development
Subject:minimum lot sizes
Date:Monday, October 25, 2021 6:52:00 AM
I am not in favor of decreasing lot sizes in R7 districts. There is already potential for two houses
per lot. The fact that it is not being utilized is evidence that increased density in this area is not
desired.
Sent from Mail for Windows
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Appendix C:
Public Comments by Date Received
Appendix C - Pg. 24
Feiro
MARINE LIFE CENTER
October 19,2O2I
City of Port Angeles
c/o Planning Division
321 E 5th Street
Port Angeles, WA 98362
Re: BRC Code Update Public Comment
Dear City Staff, Planning Commission, and City Council,
As you consider cfranges to the City's building code, Feiro Marine Life Center requests that you consider
exempting certain building uses, at least, in the central Business District Zoning from the dimensional
height requirements, as is indicated in the Draft code changes. Currently 17 '24'2OA - Area and
dimensional requirements, indicates allnew structures in the CBD shall have a minimum of two
functional floors or stories above adjoining street level'
In the Draft port Angeles Residential Building Capacity Code Amendments dated September 17 available
on the City,s web site for review, proposed amendments to the Central Business District dimensional
requirements set a minimum height of 3 stories, but includes the wording "Does not apply to civic or
over-water uses, accessory retail structures lessthan 2,000 square feet, orexisting buildings'"
As you may know, Feiro is currently in the conceptual design stage of a new building located on the west
end of the port Angeles waterfront center campus, adjacent to sqa?qii?ant cdwqan ?assaq{riqt - Pebble
Beach park. As outlined in the september 1.7 draft, the new Marine Discovery center qualifies as a civic
use under the category of "Libraries, community centers, museums and aquariums"' We are in support
of not requiring a minimum height for civic use buildings in the central Business District zone. This will
produce the highest likelihood of the Marine Discovery center achieving success as it relates to
fundraising and construction for Feiro's new home'
Best regards, _
/ ^o(&^\il/l-/ | /\U \-/' .V\tvrw/Melissa A. Williams
Executive Director
PO BOX 625 . 315 LINCOLN ST . PORT ANGELES, WA 98362
360 417 6254 . FEIROMARINELIFECENTER.ORG
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 25
From:Sharon Cork
To:Community and Economic Development
Subject:Zoning
Date:Sunday, October 24, 2021 8:20:26 AM
I am greatly opposed to the proposed change in lot size from 50 feet to 25 feet. That reminds
me of Bremerton and driving on its streets. Seeing houses SO close to each other just makes
me sick. You can just imagiZe leaning out of a window at your neighbor and handing them
through their window a cup of sugar or whatever. Don't do this change to lot size.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 26
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 27
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 28
From:Jo Jarl
To:Community and Economic Development
Subject:Residential Building Code Amendments
Date:Tuesday, October 26, 2021 9:13:55 AM
Good morning,
Yesterday, I saw a post about the Port Angeles Residential Building Capacity Code
Amendments and I want to thank all the people who helped develop these amendments. I see
the proposed amendments for 8th street, and I'm wondering whether any residential building
capacity codes will be implemented at the corners of Lincoln and 9th Streets.
Three lots at this intersection could potentially become spaces for which these codes would
apply, and I am concerned that the designs on these lots would be out of code.
As an aside, I'm hoping the exterior design elements of the new or updated buildings in town
have elegant features like the Field Arts and Events Hall.
Any information about Lincoln and 9th Streets would be greatly appreciated.
Thanks for your time,
Jo Jarl
234 E. 9th Street
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 29
From:Richard Schneider
To:Community and Economic Development
Subject:Proposed zoning changes
Date:Tuesday, October 26, 2021 7:42:13 AM
Hello
I have some questions regarding the proposed changes to Port Angeles' zoning code, which
seem like they would be easy for your department to answer. But I could be wrong on that and
it's OK if you must defer. Your reply if any may be used in discussions on the Revitalize Port
Angeles Facebook page.
How much affordable housing has been built or rebuilt here since the Crash, and how much of
that was built by non-profits such as Peninsula Housing Authority or Habitat for Humanity?
To what extent could the recent redevelopment of Mt. Angeles View have been affected by the
proposed standards?
Thanks for your time and effort.
Sincerely
Richard A. Schneider
123 Garling Rd
Port Angeles WA 98362
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 30
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 31
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 32
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 33
From:jackheckman@olypen.com
To:Community and Economic Development
Subject:Building Residential Capacity
Date:Thursday, October 28, 2021 1:11:22 PM
Just want to express my concern based on Mr. Marks letter. I certainly
don't want to have so many costs and regulations that it hinders small
business owners from purchasing or remodeling properties in Port
Angeles. I feel that our current regulations are sufficient and already
require significant time and investment.
Jack Heckman
Heckman Motors, Inc.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 34
From:Thomas Curry
To:Community and Economic Development
Subject:Proposed Zoning Code Changes
Date:Thursday, October 28, 2021 12:53:00 PM
Planning Commission
City of Port Angeles
Port Angeles, WA
Commissioners,
First, thank you for your time and effort as members of our Planning Commission.
I have very serious concerns regarding the proposed code section 17.22 as it currently reads. I
have voiced those concerns and two Commission meetings so far, and feel that no one
working for the City of Port Angeles understands or takes seriously what is involved in
running a small business.
I have three business locations in Port Angeles, one in Sequim, and one to open in La Quinta,
CA. In Port Angeles, we employ 53 full time and part time staff and we will place
approximately 1 million dollars into our Port Angeles annual payroll in 2021. We pay an
average wage in excess of $20 an hour. We provide one week paid vacation to our full time
employees and we pay 100% of our full time employee's health & dental premium with
Premera. We are good employers.
We have tried to be good stewards of our community, staying open during COVID while fully
supporting our County Health Department on all aspects of COVID public safety. It has not
been easy, it has cost us business, but we feel that it is the right thing to do.
Our business plan is not conventional, it calls for leasing our real estate, and deploying our
investment capital in the business infrastructure. We are in the food and beverage business, not
real estate. This works as long as the lease is structured well. It has been a successful model
however, a lot of what I can and cannot do to my rented space is subject to the landlord.
I am concerned with the direction this code change is taking. It will rob our town of character,
and make us look like any other suburb in the Seattle metro area. I understand that staffers are
saying it will not change existing buildings, but that is not true and they know it. This will be
the code for any new construction and any remodeling of existing structures and they will
ensure that all permits submitted will comply or they will not be approved. That is a fact.
Port Angeles is a tourist town. We are heavily dependent on tourism, and the tourists that
come from the Seattle Metro area do not come here to get the same vibe as they would get in
Bellevue, Bothel, Kirkland, Redmond and so on. The come up here to escape that. Last night
one of the Commissioners referenced a Southeast Alaska vibe and I think that is accurate. We
are escapism to Seattle metro and they make up the majority of our business. We are an escape
that they can drive to, get a hotel or VRBO do a small hike in our glorious national park and
spend money in local businesses.
I strongly urge you to look hard at what we will lose if we become a homogenous suburb by
plan and design of the greater Seattle area, and this code will drive our future.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 35
Looking short term, I have very real concerns about our Barhop Artisan Pizza business being
able to stay in Port Angeles. The first hurdle is getting a lease at our current location that is
economically viable and will allow for renovation of our storefront. That is on me. The
second hurdle is can we afford to do all the extras that the new city code will require. These
are not hypothetical costs, these are real expenses that will weigh into our decision making of
do we stay or do we go.
I am not a city planner, but I ask you, how many of our city planners have run successful
businesses. I understand the Directors plan and I think many components have great merit. I
appreciate the fact that we had time to weigh in on this and that the community was asked for
input.
Tom Curry
Managing Partner
Barhop Brewing LLC
Port Angeles Bar & Grill, dba The Rail
Sequim Restaurant Group LLC
Lost Coast LLC
Coachella Classic Cars LLC
tom@barhopbrewing.com
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 36
Written Testimony regarding the Residential Building Capacity Code Amendments
First Draft 10-29-2021
Title 14 Buildings and Construction
14.40.020 A9 states that an assessment “may be done by the applicant…” but 14.40.050 B states that
they “…shall be prepared by either a professional engineer…” - which is it?
14.40.030 A states: “Quantity. The number of required parking spaces shall be determined either by
reference to the number of required parking spaces per Table 14.40-1.” This statement specifically
uses the word EITHER – where’s the OR? Needs to be rewritten. What is the intent?
14.40.030 C Alternative Methods. Subsection A states that the number of parking spaces shall be
determined by the table. According to 14.40.020 shall means the “statement is mandatory and
ministerial, and the action so stated is required to be done without discretion by decision makers.”
How can the alternative methods in C occur with subsection A written as it is? The charging language
in subsection A should be re-written to allow for exceptions and alternatives.
New subsection E should be labeled as D because the old D was deleted in its entirety.
New subsection F should be labeled as E.
Subsection E references PAMC 17.22.430 it should be 17.22.440.
Table 14.40-1:
o Do the references to floor area mean net or gross?
o What is the rationale for reducing the parking requirements for a small lot single household
dwelling and not the single household dwellings when the definition of the two has nothing
to do with the size of the home, just the size of the lot? Why would there be less parking
required for a 3000sf 4 BR house on a 5000sf lot than for a 3000sf 4 BR house on a 7000sf
lot?
o Interior townhouses, for the most part, will always be located on lots less than 5000sf in size.
Why would there be a requirement for 2 parking spaces for a 3-bedroom townhouse on a
2800sf lot and only 1 for a small lot single household dwelling on a 5000sf lot?
o What is the motivation to require only 1 parking space for each unit in a duplex? There
should be a focus on who uses the unit, how many bedrooms are in the unit, if transit is close
by, if taxi services are available, etc. it should not be dictated by the size of the lot.
o Multi-family dwelling units – there is no need to add “(three or more dwelling units)” to the
Land Use category as it is clearly defined in the definitions section.
o Multi-family dwelling units – thank you for recognizing the importance of the size of the unit,
therefore the number of potential occupants, in determining the number of required parking
spaces!
o If the motivation is to move away from using spelled out numbers (two, three, etc) to actual
numbers (2, 3, etc) or vice versa - be consistent through the code proposak
o What is the definition of “sleeping unit”?
o Nursing & convalescent homes land use category - rather than “for each” it should read “for
every” as noted in the Hospital land use category.
o What does the asterisk in the Libraries Parking Space Requirements category reference?
o If there is a desire to add residential units downtown, how will parking for those new
dwelling units meet the requirements of Table 14.40-1?
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 37
Subsection 14.40.045 B – it seems logical to give a credit greater than 10% if a building is on a transit
line. There is also logic to reducing the parking requirements if the lot is within walking distance to
grocery stores, medical facilities, public spaces, etc.
Subsection 14.40.045 C should reference 14.40.070 rather than 14.40.080.
Subsection 14.40.045 D – what does a reduction in parking spaces have to do with the type of parking
surface? This should be directly related to the need for parking not the materials you are parking on.
Subsection 14.40.045 E On Street parking – this reduction allowance should only be permitted where
there is no time limit on parking.
Subsection 14.40-046 A – should read “This section applies to all new off-street parking facilities in
residential and commercial zones, except for RTP and affordable housing projects.”
WAC 51-50-0427 is currently “reserved” with no text. Should this be WAC 51-50-0429? If it is the
intent to reference this WAC, why would Table 14.40-2 not reflect the required percentages of EV
parking in state law?
Affordable housing has an extremely limited need for EV and EV capable parking spaces. Do not
require it until the State mandates it and only in the quantities they dictate.
14.40-100 C Clarify if the floor area net or gross.
Title 16 Subdivisions
16.02.020 Definitions and Rules – “Sketch” should be numbered 42.
16.02.020 Subdivision – should reflect the revised Short Plat provisions and read “The division…of
land into ten or more lots…”
16.02.020 Unit Lot Subdivision – does the parent parcel remain after the subdivision? How is this
different that a subdivision? Are individual sellable lots the same as a fee simple lots? These
questions should be understood by reading the definition.
16.04.010 – increasing the number of units from 4 to 9 is very fruitful and conducive to development.
Thank you!
16.04.070 B6 - Creating a separate section for pan handle lots implies they now may be used without
limitation. Is that the intent?
16.09.010 – this purpose statement does not provide clarity on how a unit lot subdivision is different
than a regular subdivision unless it is only permits a small number of building types – duplexes,
townhouses and cottage housing.
16.09.020 F – does notice impact only the adjacent or contiguous neighbors or neighbors within a
certain number of feet (for example 300’)?
16.09.020 I - a title report can only be obtained when a financial transaction occurs therefore if land
proposed for development has been owned by a party for a while, a title report is not possible. Will a
Limited Liability Certificate suffice?
16.09.030 B – This implies a ULS can be done administratively for a project of 70 lots if the parent
parcel is less than 5 acres. Is that the intent?
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 38
Title 17 Zoning
17.08-010 “A” – Accessory Dwelling Units (ADU) – not all the references to accessory residential units
have been eliminated - see 17.31.030 as an example?
17.08.025 “D” – Dwelling, Multifamily – with the added text, how would live/work units (IBC 419) be
regulated as they may not accommodate multiple families? The allowance of this type of use should
be encouraged.
17.08.035 “F” - It appears that there is an effort to remove “family” from all definitions and yet there
are still 81 references to “family” in the proposed draft. Either allow the term or expunge it
completely.
17.08.045 “H” – clarify the correct alphabetic label for Household. The current proposal reflects X – it
should be C and subsequent definitions be re-alphabetized.
17.08.075 “N” F – why is “convalescent home” removed? It is referenced specifically in the parking
standards in Chapter 14.
17.08.080 “O” – The Open Space definition should be broadened to include the private open space
required for buildings in the new design standards. The current definition only speaks to public
spaces.
17.08.090 “R” Recreational Camps –Where are these permitted? Are these truly recreational in
nature or is it a euphemism? This definition should be stricken until such a time as it can be
adequately defined and the definition applied appropriately throughout the code.
The definition of “story” should be consistent with the IBC, IEBC and IRC.
The definition of “townhouse” should be consistent with the IBC and IRC.
Thank you for increasing the number of townhouse units from 4 to 6 in the RMD zone! This is a
gentle increase to a higher density.
Doubling the minimum density in RMD/RHD zones is concerning. There should be an incremental
approach to density and a recognition that there are current locations of RMD/RHD zones that
occurred as a result of spot zoning without appropriate consideration given to the neighborhood
impacts.
17.14.020 & 17.15.020 Permitted uses. The proposal prohibits the construction of single household
dwellings in zones RMD & RHD. It must be recognized that ADUs, Adult Family Homes, Bed &
Breakfasts, Short Term Rentals, townhouses and group living facilities are all single household
dwellings in the building code. Is a conflict created?
The city needs to reflect on the term “density”. A 40 unit apartment with 250sf Single Room
Occupancies (SROs) is much less “dense” from a people perspective than a 40 unit apartment
building with 1000sf 3 bedroom units and yet the zoning code treats them the same. In addition, the
fees associated with each are the same therefore is no financial encouragement to build smaller
units. Clearly the impact to the infrastructure system is directly related to the number of people
using the services not the number of units provided.
Table 17.20.020 – there are 4 rows -titled Single Household Dwelling, Impound Yards, Self-Service
Storage and Recreational Camps- that are not allowed in any of the commercial zones. They should
be removed from this table.
Table 17.20.020 – there is a Condition/Reference in several use types that reads “Must be designed
as one of the dwelling unit types permitted in the zone.” There does not appear to be reference to
that information elsewhere in the code.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 39
Chapter 17.21 Residential Infill Design Standards
New SLSH dwellings, duplexes and townhouses are required to have vehicle access exclusively from
an alley if served by such. The current alley system is:
o In poor condition and not regularly maintained
o Much narrower than city streets and will potentially see a greater amount of traffic over time
o Cluttered with cars, buildings and fences limiting vision, garbage cans, etc
o Traveled on once a week by garbage trucks.
These factors would seem to make the exclusive alley access requirement imprudent.
Entry standards – it is unfortunate that an architectural feature (a porch) is now required on
structures needing to comply with design standards. This eliminates certain housing styles such as
colonial architecture. Why would the city proclaim that this type of architecture is no longer
permitted?
This provision does not respect the enclosed porch approach either.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 40
Open Space standards
Adding a 10’x10’ rear/side covered porch on all new homes is costly. It will likely not be seen by
anyone but the homeowners. It seems like we have lost sight of the fact that not all structures are
planned and built by developers. Private land owners are planning and building for themselves or
their families. Please let the homeowner decide if this is a fruitful use of their money.
Figure17.21.010(A)(1) The 5000sf lot site plan example implies that a garage can be 5’ off the alley.
All other code references show a 20’ min setback to garages. This figure adds confusion.
Figure17.21.010(A)(1) The photo labeled as “Acceptable Example” should be removed and replaced
with an appropriate photo showing the intent of the code…not people standing around on what
appears to be a concrete slab without capturing the adjacent structures to point out the code
requirements.
Thank you for clarifying that the front door does not need to be visible from the street.
17.21.020 ADUs – the reference to “moderate-income people” in (A)(1) is inappropriate. The
purpose statement should read “Add affordable units to existing housing stock and make housing
units available to moderate-income people who might otherwise have difficulty finding homes within
the city.”
The remaining 3 purpose statements are well written.
Why are ADUs limited to 1 bedroom? All but one zone (R11) allows for duplexes and the number of
bedrooms in that form of dwelling unit is not limited. What is the difference between a duplex and
an attached ADU?
17.21.030 (E)(2) requires all cottage housing to be separated by 6’ but then allows for projections
into those side yards. 17.94.120 allows for projections into side yards up to 3’ not including eaves
overhangs. There are life safety implications of creating covered space so close to an adjacent home.
Including provisions in this proposal that conflict with other codes creates confusion.
17.21.030(H)(2&3) Including both porch/entry requirements is confusing. Where is one used instead
of the other? If the code requires all entrances to have covered porches, the requirement should be
more clearly stated.
17.21.030 (J) The common and private open space requirements in this chapter are confusing and
appear to overlap.
All the design details in 17.21.040(B)(4) add cost to the project. If the goal of this proposal is to
increase residential capacity, adding to the cost of construction will impact the motivation to
develop.
17.21.050 (E) Open Space – this provision requires open space to equal 10% of the floor area. There
is an additional requirement in subsection(1) of a minimum area of 12’x12’. The math doesn’t add
up, for example, a 1200sf townhouse would then be required to have 144sf of open space – 20%
more than that required in the charging statement requiring 120sf.
17.21.050 (F) Building Articulation – this increases the cost of construction and depends on the
interpretation of individual city employees. It should be removed.
17.21.050 (G)(3) – please reference which sections of PAMC 17.22 apply. Just stating PAMC 17.22 is
too general.
17.22.020 (1) It is stated that “These provisions do not apply to townhouses unless otherwise noted
in this chapter.” There is a conflict with this language as there are several locations outside of this
chapter that direct townhouses to comply with these requirements.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 41
Table 17.22.105 – Storefront Block Frontage requires construction of weather protection in the ROW.
Is there a permitting program in place to allow construction of structure in the ROW?
17.22.120 – Transparency requirements in the Storefront Block Frontage dictate 70% glazing on the
first floor. In addition, the ceiling height is to be set at 13’ minimum. As of January 2022, the city of
Port Angeles will be in the most restrictive Seismic Design Category possible. Increasing the height of
stories and narrowing the amount of possible structure to resolve the design forces needs to be
considered. This could have a dramatic impact on the structural system. Please consult the
professionals before these 2 changes are made!
Block Frontage requirements have been advertised as impacting a limited area in the city – the
downtown core and major arterials. Yet anything that isn’t labeled as Storefront, Landscaped or
Mixed is Basic and must comply with section 17.22.150 with its transparency, landscaping, weather
protection and building placement requirements. 17.22.110(C), 17.22.150 and 17.22.250(C)(2)
should be deleted in their entirety. Sections 17.22.320(D)(2) and (E)(4)(b) should have references to
Basic Block Frontages removed.
17.22.170(C) dictates that, if within a certain distance of the street, the units need to be elevated 3-5’
above the street level. This could possibly be a challenge in that ADA requirements require access via
ramps for wheelchair accessible units.
17.22.260(B) – The landowner has control over placement of private service areas and equipment.
Will utility companies, the city included, be required to place their equipment (electrical
transformers, communication boxes, etc) according to these provisions? Currently this non-private
equipment is placed in front yards close to the right of way.
17.22.260(B)(5) requires weather protection over loading docks. Why and how is this possible?
Has the Solid Waste department reviewed this proposal for consistency with their requirements trash
enclosure requirements?
17.22.260(C)(6) – there is a reference to Type II landscaping – should this be Type B?
17.22.320(C) this section dictates that at least 2 features be employed in residential buildings. One
option is the use of windows and/or entries. There is no clarifying language that provides guidance
or indicates what is allowed and what is not. Please clarify in the document what is expected in the
use of windows and/or entries for this articulation requirement. This comment also applies to
several of the other options listed but not adequately clarified.
17.22.330(D) Window Design Standards is incorrectly alphabetized.
17.22.330(E) Delete “apartment buildings” from the 2nd line as the definition was deleted.
Fundamental Issues:
The code is vague and open to interpretation. Many clauses like “add depth, richness”, “provide
visual interest”, “meet the design objectives” and “used liberally” provide no quantifiable
requirements, measurements or criteria. How is one to understand what is required?
There has been much talk about this proposal not adding to the cost of construction. Those
statements are disingenuous and the ones proclaiming such should justify them. The biggest impact
is felt by the smaller projects not the large multi-million dollar projects but the tri-plex, the 6-unit
townhouse or small office building.
o Adding corners to a foundation, changing wall coverings, requiring porches, requiring
significant amounts of landscaping that takes away from parking lot surface areas, mandating
transparency, modulating/articulating vertically and so forth all costs money.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 42
Have the 29 land owners than would be impacted by the high visibility corner standards been
contacted for their input?
I am in agreement with the R7 zone allowing 3500sf lots throughout city
Reason escapes me when I ponder the proposal of allowing RMD and RHD lots down to 25’ in width.
On the face of it, I would support the smaller lots but you simply cannot build a multifamily dwelling
(3+ units) on a 25’ wide lot. The building code requires 10’ setback to property lines for fire
protection. A 25’ wide lot with a 10’ set back from each side yields a 5’ wide building. The most
practical use of a 25’ wide lot would be a single family dwelling that is 15’ wide but that dwelling type
is no longer allows that on an RMD or RHD lot. Clearly, there is a significant disconnect between the
planning/zoning requirements and the fire/life safety requirements of the building code. Adding
provisions like this imply opportunity but the building code or other off site development standards
limit it. The building department or Public Works then becomes the bad guy. There is no need to
create city codes in which one department negates the provisions of another. Please consider the
ramifications to other departmental codes especially those codes where the city is not at liberty to
modify. Have Public Works and the Building Department weighed in on this proposal? It would seem
that all departments would want to work toward a conflict free document. If the codes are
misaligned, it provides uncertainty to developers and uncertain developers don’t develop.
If the cost outweighs the benefit of construction then no additional construction will happen.
Development been sluggish lately. The goal should be to motivate or encourage land owners to
develop. The standards to increase density, relax parking, reduce procedural processes, etc. are all
positive steps. Chapter 17.22 is an impediment to the intended goal.
Our recent development at Lauridsen and Francis would not comply with these standards because of
Basic Block Frontage provisions, landscaping provisions, building material requirements (stone, brick
or masonry), open space provisions and, depending on staff interpretation, the articulation
provisions. It was our goal to replicate the good work we began back in 2018 at Mt Angeles View
further up Francis but these new requirements will prohibit that effort and a redesign will be
necessary. What a shame!
With the City’s financial assistance, the housing authority purchased a parcel of land (actually 6 city
lots) to showcase townhouse construction utilizing our Self-Help Program. These provisions would
require building articulation, building material changes, and transparency adding cost to the
construction of these future landowner’s homes, costs these families may not be able to afford.
Landscaping provides a nice buffer between the natural environment and the built environment. But
the city needs to get control of the illegal activity that occurs in landscaping today before requiring
greater quantities of it. Landscaping types A, B, and E should be reconsidered in light of this problem.
The personnel cost burden of form-based codes cannot be overlooked. The additional review,
decision making (as things are not all ministerial but interpretive) and inspection processes will
increase. How will the city accommodate the added lead times with the current staffing crisis?
The city’s infrastructure system in many areas is currently not capable of supporting these increased
densities. The city should have upgraded systems in place before approving such a comprehensive
revision of this nature.
Historic preservation has not been mentioned. Please include language that refers to the State
requirements for structures on the National Register of Historic Places.
It has been demonstrated by the timeline provided at the October 27th Planning Commission meeting
that the consultants have discussed processes with staff, commission and council and conducted
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 43
surveys to develop a sense of direction. But the reality is that the code proposal (hundreds of pages)
was not published until September 17, 2021 leaving only 26 days of thorough review before the only
slated public hearing occurred. It is very much appreciated that another public hearing is planned
before the City Council. How much time will the council and interested parties have to review the
revised draft before the public hearing and deliberations begin?
Your opportunity to affect the look of the city happens now with adoption of these codes and not at
the permit approval process. Please understand the consequences of these requirements and
approach the task with all impacted parties in mind using a slow and deliberate process to review the
proposal and ask the stakeholders what they need to accomplish the stated goal. It is unfortunate
that a neighborhood look is determined by the city at the point of adoption of a code and not by the
neighborhood members when planning for development actually begins. When the Housing
Authority plans a development, we ask our tenants what their wishes are and what they would like to
see in their housing. This approach usurps that direct connection and collaborative design guidance.
Submitted by
Annie O’Rourke
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 44
October 29, 2021
Planning Commission
321 E 5th St
Port Angeles, Washington 98362
Via email to: ced@cityofpa.us
Re: Zoning Code Draft
Dear Planning Commission:
Rural Community Assistance Corporation (RCAC) is a non-profit that provides training, technical and
financial resources and advocacy so rural communities can achieve their goals and visions. We have 4
lines of business, but today I am concerned with the technical assistance we provide in housing. RCAC
works with rural communities to help develop housing affordable to rural workers to alleviate what is a
nation-wide shortage of housing in rural communities. This shortage effects not just those looking for
housing but employers trying to hire new employees that may not be able to find appropriate housing.
To that end we have advised cities and counties on avenues that increase housing production and help
keep housing prices in a range that works for local residents. Our comments are intended to assist in
developing a framework that encourages housing that is affordable to this population.
I reviewed the Zoning revision proposed by Maikers Architecture and Madrona Law and want to put
forward some items for your consideration. I have organized comments into sections of overall
comments and second is a bulleted list of questions and comments particular to the code itself.
HOUSING AFFORDABILITY: In general, this zoning code has not been reviewed with a lens to keeping
properties affordable. It is recommended to review the entire code asking the question: “how does this
affect housing prices and the people who live in the housing?” Cities that have successfully addressed
this issue have allowed the single-Household zoning to include 2-4 unit dwellings, have simplified design
requirements, have addressed the regulation of Air B&B’s and have supported small ADU’s (800 SF or
less).
SUPPORTING HOUSING: Include density bonuses and further loosening parking requirements on affordable
housing. Allow 2-4 unit housing developments to be built as of right in all areas where housing is
allowed and especially near main streets. This helps to create those 15-minute communities that are
walkable and have the various amenities needed to support living.
THE WALKABLE COMMUNITY: These are also called 15-minute communities. These are the lifeblood of
neighborhoods as they have a corner store, public amenities, commercial amenities and housing. This
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 45
Page 2 of 3
is not a priority in the code in terms of zoning uses within areas. Mixing housing with commercial uses,
etc. but this is what makes small towns and cities thrive.
ZERO LOT LINE DEVELOPMENT: There is no mention of or provision for zero lot line development which is
appropriate in certain areas, and which saves on infrastructure costs. It also increases density making a
community more vibrant. It can be houses that are separate buildings and not just town houses with an
adjoining wall.
AIR B&B POLICIES: While it may not be a problem yet, over time Air B&B ‘s tend to increase the cost of
housing and can become a problem when permanent housing is turned into an Air B&B. The current
policy does not address how this will be managed. We recommend considering this with the zoning
code in a thoughtful way. For example, having an ADU policy in theory would provide some affordable
or attainable housing for employees in Port Angeles, unless they are all used as Air B&B’s. Things that
communities have done to limit the number of units turning from Housing to Air B&B include making
permitting more expensive, limiting the number of Air B&B’s, requiring that all Air B&B’s be treated like
hotels and held to the stricter FLS codes, hotel taxes, etc.
VAGUE REQUIREMENTS: Elimination of the word character in the zoning code so that specific requirements
are codified, and housing can be built without trying to meet nebulous requirements and cannot be
challenged on nebulous requirements. Using photos as a method for determining what should be
allowed will not only be difficult to determine what is allowed it will also open up proposed housing to
NIMBY challenges especially if it serves rural and small- town employees. This is an expense for the city
and the developer that should be avoided.
HISTORIC PRESERVATION/HISTORIC DISTRICTS: Neither of these are discussed in the code and they are
important to maintaining the history of how Port Angeles was developed. In fact, historic structures in
some areas would have to be grandfathered in to be considered a legal conforming use.
DECISION MAKING: All decisions going to one person – the director of Community and Economic
development – many of the items that go for decision making by one person could be codified. This is a
risk point for the city and the DCED as making consistent, non-biased decisions is easily challenged. A
hearings body is typically used for decision making.
RISKS: Some of the proposed zoning code makes affordable housing more expensive, anything that
makes it harder to build affordable housing is likely to become a risk point to the City from a fair housing
claim.
Outreach: The number of homeowners and business owners who participated is extremely low and the
process appears that it wasn’t always transparent where and when people could get involved.
Additional outreach to discuss the draft final code could be provided. The outreach should include
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 46
Page 3 of 3
multiple charettes in different areas so that the broadest cross section of residents can respond to the
draft code provided.
These are some of the areas that I would urge the planning commission to consider more thoroughly,
prior to approving the code as final.
Sincerely,
Bonnie Craigie (She/Her/Hers)
RCAC |Housing
Sr. Project Developer |Colorado
971-347-7185 Mobile
18695 Pony Express Dr. #696
Parker, CO 80134-9992
Bcraigie@rcac.org
www.rcac.org
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 47
October 29, 2021
Port Angeles Planning Commission, City of Port Angeles
VIA email to ced@cityofpa.com
Re: Code Revision Issues – Public Comment
I am Sheila Stewart, owner/member of S. G. Stewart LLC, the owner of Frugal’s and the Bushwhacker property on
US Highway 101 on the east end of the City of Port Angeles. We are submitting comments to the Planning
Commission to explain how some of the proposed code revisions will negatively affect the ability of S. G. Stewart
LLC to conduct business and remain a viable part of our local business community. There are three areas of
concern:
1. The information we received about the current moratorium on building parking lots was contradictory. In an
email received from City Planning Director Allison Brekke, she stated that “. . . at this time my Department has
determined the draft proposal would not be able to be processed as a building permit with the current surface
parking lot moratorium.” However, in one of the attachments Ms. Brekke provided, the moratorium is defined as
“No new surface style parking lots fronting a commercial corridor for the next six-months” (our emphasis). This
was also noted in the City’s press release of September 8, 2021: “On Tuesday, September 7, 2021, the Port
Angeles City Council approved the adoption of an ordinance for immediate moratorium on the filing, acceptance,
processing and/or approval of all City applications for the installation of any new surface style parking lot within
some City commercial corridors” (our emphasis).
The Bushwhacker parking lot has existed for decades, so it is not new and should not be subject to the
moratorium. A property transaction had been in process with a national chain, but was rescinded due to
uncertainties created by the draft code revisions, particularly to do with parking. As a result of this impasse, the
Bushwhacker property continues to sit vacant as it has for the last six years. Consequently, the property is not
generating any benefit to the community, such as sales tax revenue or the higher property taxes that would come
with development.
2. The property is fast becoming a public health hazard. It is now a place where individuals camp, leaving behind
human waste, needles, tagging and garbage. It is increasingly difficult and expensive to keep up with all the refuse
that accumulates on the property. In creating roadblocks to selling the Bushwhacker property, this situation will
remain unresolved indefinitely, to the detriment of the community as well as to S. G. Stewart LLC. Selling it to a
buyer who would develop a business there would alleviate this concern.
3. Others have commented in detail about the unrealistic and expensive design standards in Section 17.22 of the
proposed code revisions that will put undue burdens on current and future economic development in the City.
This will further erode the tax base because property will not be developed and so will not increase in value and
usability. This in turn will impact the City’s ability to deliver services, affecting quality of life and the ability to
attract more businesses to our area. It will also put more of the City’s tax burden onto individual taxpayers. The
end result will be fewer jobs, less access to housing, and the continuation of current city challenges.
We strongly urge the Planning Commission to recommend to the City Council that more time be taken to
thoroughly assess and understand the impacts that these issues will have long-term on the well-being of our
community. Port Angeles is not a standard metro area and many of the proposed code revisions seem to reflect a
misplaced urban sensibility. Port Angeles is a truly unique city with a unique heritage and deserves to have its
special character considered in all planning efforts. Thank you for your consideration.
Sincerely,
Sheila Stewart / 360-808-0918
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 48
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 49
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 50
Erik Marks
Attorney. Strategist. Advisor.
PO Box 16247
Seattle, WA 98116
206-612-8653
erik@egmrealestate.com
1
October 29, 2021
Port Angeles Planning Commission
City of Port Angeles
VIA email to ced@cityofpa.us
Re: BRC Code Update Public Comment
Dear Planning Commission:
You have a prior letter from me in which I expressed grave concerns about the new Code Draft,
and in particular the new requirements at 17.22.1
I subsequently met with Allyson Brekke, and she asked me to provide a marked copy of the draft
Code Amendments, explaining my concerns and indicating suggested fixes. In compliance with
that request, I am transmitting to you a marked copy of Sections 17.20-17.22 with this letter. (I
am providing versions in both .pdf and Word for the convenience of reviewers.)
In general, the comments I provide fall into these categories, in order of priority:
1. Reduce Development Costs. As my earlier letter explains, Port Angeles is not ready for
expensive design rules. If expensive design rules are adopted in Port Angeles, the result will not
be more housing and pretty developments. Quite to the contrary, the result of expensive design
rules in PA will be economic stagnation, empty lots, unkempt buildings, reduced incomes,
reduced housing availability, reduced tax base.
2. Fix Problems. The draft provisions have a number of errors in them, ranging from bad
Section references to indefinite and confusing language. All such errors need to be fixed, as if
they were to be adopted into code, could result in delay, cost and possible litigation.
3. Simplify. The KISS Principle is real. And really valuable. Complexity in land use code chills
future development, increases cost, increases timelines, increases the risk of conflict and
litigation, decreases creativity, and drives design, engineering and construction work to people
outside of Clallam County.
1 My earlier letter referenced only Section 17.22, but 17.20 and 17.21 turn out to have similar concerns. All 3
sections are related to each other.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 51
2
WHO IN PORT ANGELES IS AN EXPERT ON THIS STUFF?
In my spoken comment to you at your October 27, 2021 meeting, I urged you to invite before
you a panel of several experts, which you can question to gather the information you need to
make wise decisions about this complex process of deciding what land use code provisions will
best serve the City of Port Angeles. I said I would let you know the names of the people that in
my experience could provide you with the best-available expertise within the NOLP community
in regard to the interplay between Zoning Code, Economic Vitality and Housing Availability.
The experts I have met, in my limited exposure are: Erik Marks (myself, attorney, entrepreneur,
commercial real estate), Marc Abshire (PA Chamber of Commerce), Coleen McAleer (Clallam
Chamber of Commerce), Matt Deines (President, First Fed), Jim McEntire (PABA Chair), Tom
Curry (Barhop, retired executive), Michael Peters (developer of LEKT hotel), Christopher
Thomsen (former PA Chamber of Commerce President, Entrepreneur), Annie O’Rourke
(multifamily real estate, Peninsula Housing Authority).2 I am sure there are others as well.
***********************
In closing, I urge you to be careful. Port Angeles has struggled for years to rise from the
economic valley into which it fell when natural resource extraction faded. The climb out can
only happen on an iterative basis, where the built environment advances lockstep with economic
growth. For such a lockstep path, the City’s Land Use Code must be authentic to its people,
location and economic abilities. If you adopt a code that is too aggressive in its design
requirements, you will maim economic growth, you will maim growth in the built environment,
and you will maim your City.
Sincerely,
Erik Marks
cc: Port Angeles City Council (council@cityofpa.us)
Allyson Brekke (abrekke@cifyofpa.us)
enclosure: Marked copy of Chapters 17.20, 17.21, 17.22
2 Of course Allyson and Nathan are also subject matter experts, but they occupy unique roles in the process, and I
presume you already have had the opportunity to hear from them extensively.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 52
PORT ANGELES RESIDENTIAL BUILDING CAPACITY CODE AMENDMENTS
MAKERS architecture and urban design
Port Angeles Code Amendments_DRAFT FOR PC REVIEW_21-0917
Page 1
COMMENTS BY ERIK MARKS, TO DRAFT CHAPTERS 17.20 , 17.21 AND 17.22
BASED ON 9-17-21 DRAFT
COMMENTS SUBMITTED 10-29-21
The baseline document contained various colored font, which was left unchanged. Comments from Erik
Marks are shown in green font and/or as “comments” in the margin.
A few items are marked [SUPER IMPORTANT.] Those items I consider to be super important. :-)
Commented [EGM1]: sample
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 53
PORT ANGELES RESIDENTIAL BUILDING CAPACITY CODE AMENDMENTS
MAKERS architecture and urban design
Port Angeles Code Amendments_DRAFT FOR PC REVIEW_21-0917
Page 2
Chapter 17.20 – Commercial Zones [NEW]
17.20.010 – Chapter purpose.
The purpose of this chapter is to:
A. Establish the uses generally permitted in each zone which are compatible with the purpose
of the zone and other uses allowed within the zone.
B. Promote forms of development that reinforce and/or enhance the desired character of Port
Angeles business districts.
C. Promote compatibility between developments.
D. Minimize environmental impacts of development.
17.20.015 – Commercial zones purpose statements. [from Chapters 17.20-
17.24]
A. Central Business District (CBD). This is a commercial zone intended to strengthen and
preserve the area commonly known as the downtown for major retail buildings, service,
financial, and other commercial operations that serve the entire community, the regional
market, and tourists. It is further the purpose of this zone to establishThis zone has
standards to improve pedestrian access and amenities and to increase public enjoyment of
the shoreline. Commercial uses that are largely devoid of any impacts detrimental to the
environment are allowed. Gasoline service islands and marine fueling stations are
conditionally permitted uses. This zone provides the basic urban land use pattern for
commercial, mixed use and, pedestrian oriented uses located in the center of the City with
direct access to mass transit services, design standards for compatible commercial
development, and support for public parking and business improvements.
B. Commercial, Arterial (CA). This is a commercial zone intended to create and preserve
areas for businesses serving the entire City and needing an arterial location because of the
nature of the business or intensity of traffic generated by the business. Commercial uses
that are largely devoid of any impacts detrimental to the environment are allowed. Service
stations with petroleum products and dry cleaning shops with hazardous materials are
permitted uses. This zone provides the basic urban land use pattern for automobile
oriented, commercial uses with direct access on a principal arterial street and design
standards for greater automobile and truck traffic.
C. Community Shopping District (CSD). This is a commercial zone oriented primarily to those
businesses serving the daily needs of the surrounding residential zones but is slightly less
restrictive than the CN Zone and as such provides a transition area from the most restrictive
NOTE: This new chapter implements the form-based code action by streamlining and consolidating
zone-based use and dimensional standards for the Port Angeles commercial zones. Key features of
this chapter include: 1) purpose statements for each zone; 2) compact table of permitted uses; 3)
combined table of dimensional standards; 4) cross-references to applicable design standards and
other important code provisions.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 54
PORT ANGELES RESIDENTIAL BUILDING CAPACITY CODE AMENDMENTS
MAKERS architecture and urban design
Port Angeles Code Amendments_DRAFT FOR PC REVIEW_21-0917
Page 3
commercial zones to those of lesser restrictions. Businesses in this zone may occur on sites
of varying sizes and shall should be located at the intersections of arterial streets of
sufficient size to satisfy traffic demand and at the boundaries of neighborhoods so that
more than one neighborhood may be served. Commercial uses that are largely devoid of
any impacts detrimental to the environment are allowed. Service stations with petroleum
products are permitted uses. This zone provides the basic urban land use pattern for large
lot, commercial uses serving much of the City with direct access on an arterial street and
design standards for greater automobile and truck traffic.
D. Commercial, Neighborhood (CN). This is a commercial zone intended to create and
preserve areas for businesses that are of the type providing goods and services for the day-
to-day needs of the surrounding residential neighborhoods. Businesses in this zone shall
occur on sites no larger than one acre and shall should be located and designed to
encourage both pedestrian and vehicle access and to be compatible with adjacent
residential neighborhoods. Commercial uses that are largely devoid of any impacts
detrimental to multi-family residential uses are allowed. This zone provides for variety in the
urban land use pattern for small commercial districts serving individual residential
neighborhoods with direct access on an arterial street and design standards compatible
with residential development. Mixed use buildings are encouraged in this zone.
E. Commercial, Office (CO). This is a commercial zone intended for those business, office,
administrative, or professional uses that do not involve the retail sale of goods, but rather
provide a service to clients, the provision of which does not create high traffic volumes,
involve extended hours of operation, or contain impacts that would be detrimental to
adjacent residential areas. Commercial uses that are largely devoid of any impacts
detrimental to single-family household residential uses are allowed. This zone provides the
basic urban land use pattern for small lot, transitional uses between residential
neighborhoods and commercial zones with direct access on an arterial street and design
standards compatible with residential development.
17.20.020 – Permitted uses.
A. Use Categories.
1. In order to regulate uses, categories of uses have been established. Use categories
provide a systematic basis for assigning land uses to appropriate categories with other
similar uses. Use categories classify land uses and activities based on common
functional, product, or physical characteristics.
2. Characteristics include the type and amount of activity, the hours of operation, the type
of customers or residents, how goods or services are sold or delivered, likely impact on
surrounding properties, and site conditions.
3. Where a use category contains a list of included uses, the list is to be considered example
uses, and not all-inclusive. The Director has the responsibility for categorizing all
uncategorized uses per PAMC 17.20.020(F)(5).
B. Principal Uses. Allowed principal uses in commercial zones are listed in Table 17.20.020.
Principal uses are grouped into categories of uses.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 55
PORT ANGELES RESIDENTIAL BUILDING CAPACITY CODE AMENDMENTS
MAKERS architecture and urban design
Port Angeles Code Amendments_DRAFT FOR PC REVIEW_21-0917
Page 4
C. Accessory Uses. Accessory uses are permitted in conjunction with a permitted principal use
as determined by the Director of Community and Economic Development to be compatible
with the intent of this chapter.
D. Temporary Uses. Temporary uses are allowed as established in PAMC 17.96.075.
E. Shoreline Master Program. Within 200 feet of ordinary high water, permitted or conditional
uses must comply with the Shoreline Master Program, as adopted and amended by the City.
F. Key to the use table.
1. Permitted Use (P). Where the letter “P” appears in the use tables, the subject use is
permitted. Permitted uses are those that do not require discretionary land use approval
permits, but may require building permits, shoreline permits, or other permits required
by Title 14 PAMC.
2. Conditional Use (C). Where the letter “C” appears in the use tables, the subject use is
allowed subject to the conditional use review procedures specified in PAMC 17.94.065.
3. Use Not Permitted ( ). Where no symbol appears in the use tables, the subject use is
prohibited in that zone.
4. Special Use Limitations (X). For uses containing a subscript (X), refer to the code reference
in the right column next to the subscript (X). All applicable requirements govern a use
whether or not they are cross-referenced.
5. Unclassified Uses. Where a proposed use is not classified in the use tables and sections
below, the Director must apply the use provisions of a use most similar in scale and
associated level of impacts. Where the Director finds that there is no such similar use,
the Director must make a determination in writing on whether the use should be
permitted, conditionally permitted, or prohibited, based on the following
considerations: purpose of the applicable zone, the mixture of permitted, conditional,
and prohibited uses, and the scale and projected impacts of the proposed use.
Special criteria in helping to determine whether a use is appropriate for the zone:
a. Consider The purpose of the applicable zone.
b. The mixture of permitted, conditional, and prohibited uses.
c. Tthe scale and type of the use and buildings compared to other permitted uses in
the zone.
bd. Consider Tthe amount, type, and pattern of vehicular traffic anticipated for the use.
ce. Consider tThe expected outdoor uses and activities associated with the use.
df. Consider tThe expected noises, odors, emissions, and unique visual impacts
associated with the use.
e. Any other projected impacts of the proposed use.
e. The expected off-site impacts to nearby areas associated with the use (e.g. inebriated
patrons departing a tavern late at night).
Commented [EGM2]: [SUPER IMPORTANT] I am not
finding any provision in cpode the explains CUP
process for commercial Conditional Uses. PAMC
17.94.065 governs only conditional uses in residential
zones. Further, 17.94.065 does not reference many of
the uses in the 17.20 table that are labeled C.
Commented [EGM3]: The meaning of this is a mystery.
Perhaps it is intended to say, "The character of uses
that are designated in Table 17.20.020 as permitted,
conditional and prohibited within each zone."
Commented [EGM4]: I recommend removing this
catchall. While it's purpose is clear, it seems likely to be
messy and in many instances unconstitutional. For
example, what if the impact is blocking the view of the
Director's ex mother in law? Or if the impact is the
siting of an abortion clinic and the Director is pro-life.
Etc
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 56
PORT ANGELES RESIDENTIAL BUILDING CAPACITY CODE AMENDMENTS
MAKERS architecture and urban design
Port Angeles Code Amendments_DRAFT FOR PC REVIEW_21-0917
Page 5
Table 17.20.020
Principal uses permitted in commercial zones
Principal Use CBD CA CSD CN CO Condition/Reference
Dwelling Units
Single-householdfamily dwelling P
Existing single-household dwelling
(as of the adoption date of this
ordinance)
P P P P
Accessory dwelling unit P P P P PAMC 17.21.020
Cottage housing P (X)
P (X) West of G Street only
PAMC 17.21.030
Duplex P PAMC 17.21.040
Townhouse P P P P (X) (X) Maximum 4 6 attached units
PAMC 17.21.050
Multifamily P P P P P Chapter 17.22 PAMC
Supportive Housing
NOTE: New supportive housing terms are being inserted here to comply with a 2021 update to state law.
Social service agency buildings
providing 24-hour residential care
Permanent supportive housing
C C P P C Must be designed as one of the dwelling
unit types permitted in the zone.
Transitional housing P P P C C Must be designed as one of the dwelling
unit types permitted in the zone.
Emergency housing P P C C C
Emergency shelter P P C C C
Group Living
Adult family home P P P P P Must be designed as one of the dwelling
unit types permitted in the zone.
Assisted living facility and residential
care facilities
P P CP
Nursing and convalescent homes
home
P P CP
Hospice C
NOTE: The below table format itself is new, but the tracked changes show what is being changed
from the current land use permissions in Port Angeles. Some new use categories are implemented
to consolidate similar uses; for example, Port Angeles currently identifies nearly a dozen types of
retail uses, which are now represented by the simple term “retail sales”.
Commented [EGM5]: I recommend making Cottage
Housing a Permitted use in CA and CN zones.
Because of some of the unique characteristics of Port
Angeles, I think there is a good chance that Cottage
Housing is a substantial part of the solution to PA
housing shortage, through the installation of high
quality modular homes that will become available in the
next 5 years.
Commented [EGM6]: [SUPER IMPORTANT] The
terms inserted here go beyond what is required by the
new state law, and are detrimental. Each P in this
table represents an instance where a clinic for drug
addicts, or a mental health crisis center, might be
located right next door to a preschool, day care,
retirement home, church or other location with great
potential conflict. The new State law requires Cities to
accomodate these types of services; the new law does
NOT require that the City make these uses outright
"Permitted" in any zone whatsoever.
Also see similar comment below regarding Chemical
Treatment under Medical.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 57
PORT ANGELES RESIDENTIAL BUILDING CAPACITY CODE AMENDMENTS
MAKERS architecture and urban design
Port Angeles Code Amendments_DRAFT FOR PC REVIEW_21-0917
Page 6
Table 17.20.020
Principal uses permitted in commercial zones
Principal Use CBD CA CSD CN CO Condition/Reference
Child Care
Child care provider P P P P P
Child care facility P P P P P
Civic
Clubs and lodges P P C C
Conference centers P P
Libraries, community centers,
museums, aquariums
P P P P C
Fire stations C C C C
Public parks and recreation facilities P P P P CP
Utility buildings and structures P C C C
Industrial
Artisan manufacturing P (X) P P P (X)
When located on the ground floor, a high
volume, pedestrian-oriented use
adjoining the building's entrance on a
street is required
(X) Maximum 3,500 gross square feet,
except for breweries and distilleries
Licensed Impound yards C PAMC 17.94.040
Frozen food or Cold storage lockers P C C
Salvage and recycling buildings C PAMC 17.94.040
Mini-warehouses, transfer, moving
and storage facilities
Self-service storage
P
Warehouse buildings and yards
Warehousing
P
Medical
Chemical dependency treatment and
detoxification centers
P P
Hospital P
Medical/dental offices and clinics
and laboratories
Medical offices and laboratories
P P P P P
Office
Commented [EGM7]: Why is a brewery/distillery held to
a different standard? If I make alcoholic Beer I can use
10,000 sf; but if I take the alcohol out of it, then I can
only use 3,500? Also, brewery and distillery are not
defined terms.
Commented [EGM8]: Impound Yard is not a defined
term, and not listed in 17.94.040. Just delete "impound
yard" from this table.
Commented [EGM9]: I recommend keeping "Interior
Warehousing" as Permitted in the CA zone.
Warehousing is a good use for dated buildings, as an
alternative to having them empty. Just cap the building
size to avoid big distribution centers.
Commented [EGM10]: This ties into my comment on
Supportive Housing. It should ALWAYS be a
conditional use, so that proximity to uses like child
care, preschool, retirement home and similar can be
taken into account. You also need to provide for
minimum spacing between "problem uses" like drug
treatment, mental illness, etc, so that the harm from
these necessary facilities is spread out and diluted, to
prevent the toxic environment that results if they are
grouped closely together.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 58
MAKERS architecture and urban design
Port Angeles Code Amendments_DRAFT FOR PC REVIEW_21-0917
Page 7
Table 17.20.020
Principal uses permitted in commercial zones
Principal Use CBD CA CSD CN CO Condition/Reference
Professional, business, and media
offices
P P P P P
Business colleges, trade schools, and
personal instruction, such as music,
art, and dance schools
Private educational services
P P P P C
Overnight Lodging
Bed and breakfasts P P P P P May be integrated into a single household
dwelling existing as of the (ADOPTED
DATE OF THIS ORDINANCE),
Hotels, motels, and hostels P P C C C
Short-term rental P P P P C
Recreation
Commercial recreation
establishments and entertainment
services Indoor recreation
P P
Indoor theater P P
Recreational vehicles, vacation
trailers, and campers courts and
parks
Recreational camps
C
Retail and Restaurants
Art gallery P P P P C
Food and beverage establishments,
such as cafes, cafeterias, restaurants,
take-out lunch stands, drive-in
restaurants, cocktail lounges and
taverns
P P (X) P (X) P For sidewalk cafes, see Street Use
Ordinance No. 2229 as amended by 2350
(X) Conditional when an alley that provides
customer access abuts residentially
zoned property.
Boat sales C C
Retail sales (by net floor area) Applies to individual business
establishments.
Glass stores are conditional
<10,000 square feet NFA P P P P
10,000-49,999 square feet NFA P P P P
50,000-100,000 square feet NFA P P PC P CUP not required for minor building
additions.
>100,000 square feet NFA P P P
PORT ANGELES RESIDENTIAL BUILDING CAPACITY CODE AMENDMENTS
Commented [EGM11]:
Should this be a P? Private schools and offices seem
very compatible.
Commented [EGM12]: This is unclear. Is intended to
be restrictive on the baseline rule? Or expansive on
the baseline rule? And why is it needed anyway? A
single household dwelling that existing on ordinance
adoption date is P; B&B is P. The comment can simply
be deleted.
Commented [EGM13]: Need to clarify meaning of
"minor". Is it in comparison to the building, to nearby
buildings? How about "... additions that do not
increase the NFA of the subject building by more than
20% in any 5 year period."
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 59
PORT ANGELES RESIDENTIAL BUILDING CAPACITY CODE AMENDMENTS
MAKERS architecture and urban design
Port Angeles Code Amendments_DRAFT FOR PC REVIEW_21-0917
Page 8
Table 17.20.020
Principal uses permitted in commercial zones
Principal Use CBD CA CSD CN CO Condition/Reference
Retail sales, heavy P (X)
(X) Conditional when over 100,000 square
feet gross net floor area
PAMC 17.94.040
Vehicle sales P
Service
Small animal veterinary
officesAnimal care
P P P P P PAMC 17.20.030(A)
Consumer goods services P P P P
Funeral homes and mortuaries P C C C
Personal care services P P (X) P P P (X) Massage parlors, saunas and steam
baths are conditional
Transportation Services
Automotive service stationand repair P (X)
(X) Auto body and paint shops and auto
engine repair shops are conditional.
Car wash P C C
Ferry, seaplane, airplane and
helicopter facilities
P P
Self-service gas islands
Fuel station
C P P C (X)
(X) Must be accessory to a convenience or
grocery store
Mass transit terminals center
Transit center
P P P
Off-street parking structures and
lotsParking lots and garages (as a
principle use)
P (X) C C C C (X) Structured parking garages only
Vehicle rental P P
Vessel moorage, marinas, and
research vessels
P (X)
(X) Boat service facilities are a conditional
use
Commented [EGM14]: When you have some uses in a
category that are P and some are C, seems it would be
more accurate and clearer to put P,C(x) in the table-
cell.
Commented [EGM15]: Recommend rethinking this.
Helipads can be very disruptive and should be C in all
zones other than industrial.
Commented [EGM16]: [SUPER IMPORTANT]
1. The structured parking requirement for CBD is too
early for Port Angeles. The economy does not support
high enough commercial rental rates to support the
cost of building structured parking. So this requirement
will be a block to new commercial development.
2. I don't see why parking is a Conditional Use.
Parking is low impact - why not just make it a permitted
use - what's necessary to condition?
3. Why such fear around parking lots, as evidenced
here and in the moritorium? Parking is a good "holding
use" for land, until the economy justifies the
construction of a building. If you prohibit the operation
of a parking lot, then empty lots, or lots with buildings
that age out of their useful lives, will set empty, weedy,
garbage filled and just gross. Parking is a good holding
use for such lots and having a lot incentivizes the
property owner to maintain their property so it looks
attractive (and God knows, attractive is a huge element
of this Code Amendment).
Commented [EGM17]: Delete "and research vessels".
If all vessels can be moored, then research vessels are
included in that already.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 60
PORT ANGELES RESIDENTIAL BUILDING CAPACITY CODE AMENDMENTS
MAKERS architecture and urban design
Port Angeles Code Amendments_DRAFT FOR PC REVIEW_21-0917
Page 9
17.20.030 – Supplemental use standards.
A. Animal care.
1. No burning of refuse or dead animals is allowed.
2. Only house pets (as defined by Chapter 17.08 PAMC) are allowed on the premises. Also
see the animal keeping provisions of Title 7 PAMC.
3. The portion of the building or structure in which animals are kept or treated must be
mechanically ventilated and soundproofed.
4. Prior to issuance of a building permit, documentation must be provided by a qualified
acoustical consultant, for approval by the Director, verifying that the expected noise to
be emanating from the use complies with the standards set forth in WAC 173-60-040 for
a Class B source property and a Class A receiving property.
5. Outdoor area standards.
a. All outdoor exercise areas and runs must be fenced for the safe confinement of
animals.
b. A minimum of 15-feet wide Type 1 landscaping must be established along any
outside areas used to exercise or walk animals that abuts a ground floor residential
use.
c. No animal may be outdoors between the hours of 11:00 p.m. and 6:00 a.m. except
for relieving bodily functions.
NOTE: Limited supplemental standards are listed in the current code, but we nonetheless
recommend creating a special section for them here. This section may be expanded in the future as
needed.
NOTE: The following standards replace and expand conditional provisions for kennels in 17.23.160.L
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 61
PORT ANGELES RESIDENTIAL BUILDING CAPACITY CODE AMENDMENTS
MAKERS architecture and urban design
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Page 10
17.20.040 – Dimensional standards.
SURVEY RESULTS
Scoring (when applicable): 5 = great idea/high priority; 3 = neutral; 1 = very bad idea
[5] Downtown (Central Business District zone): Eliminate minimum height & increase the
maximum height to 7-stories.
June 9 workshop average score: 3.5
Online SurveyMonkey average score: 3.3
[6] Downtown (Central Business District zone): If height limits are increased to 7-stories, how
should such taller buildings be allowed?
5. Allow by right (no special review process needed)
June 9 workshop: 19% / Online SurveyMonkey: 8%
4. Allow by right – provided housing is the primary use (no special review process needed)
June 9 workshop: 19% / Online SurveyMonkey: 12%
3. Allow only with the integration of some affordable housing (% of units & level of affordability TBD)
June 9 workshop: 38% / Online SurveyMonkey: 35%
2. Only with the integration of a public amenity feature (choose from a list)
June 9 workshop: 11% / Online SurveyMonkey: 19%
1. Don’t increase height, retain the current height limit
June 9 workshop: 14% / Online SurveyMonkey: 27%
MAKERS recommendation: Increase CBD zone height limit to 75 feet. Given that by-right increase
scored equally with affordable housing at the June 9 workshop, and because Downtown has few
remaining development opportunities, do not implement a bonus/incentive requirement.
[7] Downtown (Central Business District zone): Allow opportunity for a hotel up to 15-stories
through a conditional use permit.
June 9 workshop average score: 2.8
Online SurveyMonkey average score: 2.5
MAKERS recommendation: Do not implement this concept.
[9] Lincoln Street Area: Increase allowed height in the CSD zone on sites west of Lincoln Street
4. Up to six stories
June 9 workshop: 29% / Online SurveyMonkey: 22%
3. Up to five stories
June 9 workshop: 20% / Online SurveyMonkey: 22%
2. Up to four stories
June 9 workshop: 41% / Online SurveyMonkey: 43%
1. No, retain the current height limit
June 9 workshop: 11% / Online SurveyMonkey: 13%
[10] Lincoln Street Area: If height limits are increased, how should such taller buildings be
allowed?
5. Allow by right (no special review process needed)
June 9 workshop: 15% / Online SurveyMonkey: 13%
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 62
PORT ANGELES RESIDENTIAL BUILDING CAPACITY CODE AMENDMENTS
MAKERS architecture and urban design
Port Angeles Code Amendments_DRAFT FOR PC REVIEW_21-0917
Page 11
4. Allow by right – provided housing is the primary use (no special review process needed)
June 9 workshop: 20% / Online SurveyMonkey: 9%
3. Allow only with the integration of some affordable housing (% of units & level of affordability TBD)
June 9 workshop: 42% / Online SurveyMonkey: 65%
2. Only with the integration of a public amenity feature (choose from a list)
June 9 workshop: 12% / Online SurveyMonkey: 4%
1. Don’t increase height, retain the current height limit
June 9 workshop: 11% / Online SurveyMonkey: 9%
MAKERS recommendation: Given the score distribution and many development opportunities in the
CSD zone, west of Lincoln Street increase the base height limit to 45 feet and allow up to 65 feet with
affordable housing bonus.
[13] First/Front Couplet (whole corridor east of Downtown): Increase allowed height
4. Up to six stories
June 9 workshop: 30% / Online SurveyMonkey: 26%
3. Up to five stories
June 9 workshop: 24% / Online SurveyMonkey: 17%
2. Up to four stories
June 9 workshop: 33% / Online SurveyMonkey: 43%
1. No, retain the current height limit
June 9 workshop: 12% / Online SurveyMonkey: 13%
[14] First/Front Couplet (whole corridor east of Downtown): If height limits are increased, how
should such taller buildings be allowed?
5. Allow by right (no special review process needed)
June 9 workshop: 20% / Online SurveyMonkey: 9%
4. Allow by right – provided housing is the primary use (no special review process needed)
June 9 workshop: 29% / Online SurveyMonkey: 13%
3. Allow only with the integration of some affordable housing (% of units & level of affordability TBD)
June 9 workshop: 32% / Online SurveyMonkey: 52%
2. Only with the integration of a public amenity feature (choose from a list)
June 9 workshop: 8% / Online SurveyMonkey: 9%
1. Don’t increase height, retain the current height limit
June 9 workshop: 12% / Online SurveyMonkey: 17%
MAKERS recommendation: Given the score distribution, redevelopment opportunities, and
character of the area, in the CA zone increase the base height limit to 55 feet and allow up to 65 feet
with affordable housing bonus.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 63
PORT ANGELES RESIDENTIAL BUILDING CAPACITY CODE AMENDMENTS
MAKERS architecture and urban design
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Page 12
Table 17.20.040
Commercial zone dimensional standards.
Standard CBD CA CSD CN CO Condition/Reference
Lot Dimensions
Minimum lot area
(square feet)
0 (X) 0 (X) 0 (X) 5,000 3,000 (X) All newly created lots must have a minimum
area adequate to provide for required setbacks
and parking.
See PAMC 17.21.050 for townhouse standards.
Minimum lot width
(feet)
50 50 50 40 (X) (X) Townhouses can be the width of the interior
units.
See PAMC 17.21.050 for townhouse standards.
NOTE: We are suggesting the lot coverage standard be deleted, for the same reasons as the residential zones.
The lot coverage purpose will be better regulated by new block frontage and landscaping standards.
Maximum lot coverage
(percent
60 50 50 40
Maximum site coverage
(percent)
80 (X) 80 (X) 80 (X) 75 (X) (X) Where stormwater runoff from structures,
driveways, sidewalks, patios, and other surfaces
is managed on-site per the requirements of the
Port Angeles Urban Services Standards and
Guidelines Manual Chapter 5, or where such
stormwater is discharged directly to the
harbor/tidal environment, the project is exempt
from the site coverage limit (see PAMC
17.94.135 for more information).
Building Height (feet)
Maximum building
height, base
45
75
35
55
35
45 (X)
35
40
30
45
(X) 35 feet east of Lincoln Street
Maximum building
height, bonus
65 65 (X)
(X) Bonus height not available east of Lincoln
Street
PAMC 17.20.070
Minimum building
height
3
stories
Does not apply to civic or over-water uses,
accessory retail structures less than 2,000 square
feet, or existing buildings
Setbacks (feet)
Front setback,
minimum
0 0 0 0 15 See Chapter 17.22 PAMC, Block Frontage
Standards, for other front setback requirements.
PAMC 17.94.120
Front setback, garage
or carport entrance,
minimum
0 0 0 0 20 Applies only to private residential garages and
carports
NOTE: The below table format itself is new, but the tracked changes show what is being changed
from the current dimensional standards in Port Angeles.
Commented [EGM18]: Agreed
Commented [EGM19]: Have you considered removing
the "minimum height" requirement? In my experience it
is not common to dictate a minimum height. Why not let
the market dictate the minimum height of a building, as
a low height building does not create negative
externalities? Removing the minimum building height
requirement would absolutely reduce the cost and
thereby encourage new development in the CBD.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 64
PORT ANGELES RESIDENTIAL BUILDING CAPACITY CODE AMENDMENTS
MAKERS architecture and urban design
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Page 13
Table 17.20.040
Commercial zone dimensional standards.
Standard CBD CA CSD CN CO Condition/Reference
Side street setback,
minimum
0 0 0 0 5
NOTE: The footnote standards for interior side and alley side setbacks have unclear purpose or benefit. We
are showing them in this new table temporarily but propose deleting them to streamline the code.
Interior side setback,
minimum
0-15 (X)
(A)
0-15 (Y) 0-15 (Y) 0-15 (Y) 5-15 (Z) See PAMC 17.22.210 for side and rear yard
setback options and standards
(X) 10’ when abutting an alley or residential zone
(Y) 15’ when abutting an alley or residential zone
(Z) Townhouses are exempt from side setback
standards internal to a development. However,
townhouse must meet applicable side setback
standards for adjacent lots outside of the
development.
(A) 7’ for ground floor residential structures
Minimum side setback
(alley)
10 15 15 15 5
Rear setback, minimum 0 (X) 0 (Y) 0 (X) (Y) 15 15 See PAMC 17.22.210 for side and rear yard
setback options and standards
(X) Loading structures must be 15’ from any alley
(Y) 15’ when abutting an alley or residential zone
Detached Accessory Structure Requirements
Minimum rear setback 0 (X) 0 (X) 0 (X) 0 (X) 5 (X) 15’ from any alley or adjacent residential zone
Minimum side setback
for accessory structures
in the rear one-third of
the lot
0 (X) 0 (X) 0 (X) 0 (X) 5 (X) 15’ from any alley or adjacent residential zone
NOTE: Staff recommend deleting the 25% height bonus for accessory structures in commercial zones. It serves
an unclear purpose and is a loophole for the basic height limits.
Maximum building
height
Not to exceed the primary structure building
height
A 25% height bonus is available if the detached
structure is within the building envelope required
of a principal structure in the zone that the
property is located.
Maximum building
footprint
Not to exceed the primary structure building
footprint
Commented [EGM20]: Agreed.
Commented [EGM21]: Need to delete the (A) from teh
table cell.
Commented [EGM22]: Based on 17.22.210, it looks like
these cells should all say 0-15 in them.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 65
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17.20.050 – Measurements and exceptions.
See Chapter 17.94 PAMC for the following provisions:
A. Minimum lot area reduction and exceptions.
B. Exception to minimum side yard setback.
C. Permitted intrusions into required yards.
D. Lot coverage exemptions.
E. Exceptions to height requirement.
F. Other deviations, exceptions, variances, and adjustments.
17.20.060 – Other standards.
A. Signs. Signs must comply with Chapter 14.36 PAMC.
B. Off-street parking. See Chapter 14.40 PAMC.
C. Design standards. Commercial and multifamily development must comply with Chapter
17.22 PAMC.
D. Landscaping. See Chapter 17.23 PAMC. Commented [EGM23]: This reference does not make
sense. 17.23 is being deleted as part of this
amendment.
NOTE: In a future phase of development regulations work we recommend updating and including
more specifics standards for: building height calculations, exceptions, and modifications; and
setback types, measurements, and projections.
NOTE: Subsections (A) and (B) below are retained from several references in the old commercial
chapters Chapters 17.20-17.24.
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Public Comments by Date Received
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17.20.070 – Building height bonus standards
A. Purpose. To offer flexibility to allowable height in strategic zones in exchange for affordable
forms of housing or a greater diversity of unit sizes.
B. Applicability.
1. The provisions of this section are optional.
2. The bonus incentive provisions of this chapter apply to zones with height bonuses
established in PAMC 17.20.040.
C. Bonus options. Developments meeting one of the following incentives standards qualify
for the maximum height with bonus as set forth in Table 17.20.040.
1. Participation in the 12-year affordable option of the Property Tax Exemptions for Multi-
Family Housing program (Chapter 17.46 PAMC).
2. At least 25 percent of the total dwelling units contain 600 square feet or less of gross
floor area.
3. At least ten-percent of the total dwelling units contain three or more bedrooms.
D. Recording. Prior to building permit issuance, a building height bonus agreement in a form
approved by the Director and City Attorney must be recorded with the Clallam County
Auditor’s office as a covenant running with the land and binding on the applicant, property
owner, assigns, heirs, and successors.
Commented [EGM24]: This Section is not harmful, but
it does in my mind evidence a misunderstanding about
Port Angeles. Allowing increased residential heights in
places like Seattle does drive new residential unit
construction, because the marginal cost of additional
floors, once you are into highrise-type construction
(steel/concrete) is lower than the marginal cost of the
initial floors of the structure. But the cost per sf for
highrise type construction is SIGNIFICANTLY greater
than the cost/sf for wood or concrete/wood low and
midrise construction. The first construction to create
new multifamily housing in PA will not be highrise
construction, and so the bonus floor concept simply is
irrelevant for many years to come. It does no harm to
have it here, but boy does it evidence a
misunderstanding of the needs of a city like PA.
NOTE: This section explains how the bonus heights in Table 17.20.040 can be achieved. Per the
survey results, the public favored a focus on affordable housing incentives for bonus heights. Doing
any one or combination of the bonus options unlocks the increased height. It is not expected that
many projects will utilize the height bonuses in the short-term, but this is an important program to
help Port Angeles grow with more affordable housing in the coming years.
Other incentives discussed at the public workshops and staff have included public open space,
community meeting rooms, public restrooms, public art, child day care, ground floor retail,
enhanced landscaping, etc. To keep things simple, these options have not been further developed.
NOTE: These first two options are intended to counteract the trend of mid-sized market-rate
apartments which are often exclusively 1-2 bedrooms.
Option 1 leverages the city’s existing multifamily tax exemption (MFTE) program.
Option 2 is intended to build more small studio and 1-bedroom units, which naturally have lower
rents because they are smaller. These are often ideal for workforce housing and singles.
Option 3 is intended to build more 3+ bedroom units, which accommodate roommate
arrangements where costs can be shared and lowered per-person, and also to accommodate a
variety of family types (children, grandparents, space for a nursery or home office, etc.). 3-4
bedroom homes often cannot be found outside of the detached single-family home market.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 67
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Chapter 17.21 - Residential Infill Design Standards [NEW]
17.21.010 – Small lot single-household.
A. Purpose:
1. To provide opportunities for creative, diverse, and high-quality infill development that is
compatible with existing neighborhoods.
2. To promote housing affordability and greater choice by encouraging smaller and more
diverse home sizes in accordance with the Port Angeles Comprehensive Plan.
3. To support more efficient use of urban residential land.
4. To provide usable open space for residents.
5. To de-emphasize garages and driveways as major visual elements along the street.
6. To promote architectural variety that adds visual interest to the street and
neighborhood.
Figure 17.21.010(A)(1)
Small lot single-household examples.
NOTE: This new chapter is home to the design standards for specific housing types: small lot single-
household; accessory dwelling units; cottage housing; duplexes; and townhomes. These standards
help implement the infill exemption action under the draft section 15.04.105 by ensuring these
housing types are compatible with existing neighborhoods and enjoyable to live in for residents.
SURVEY RESULTS
[1] R7 zone: Allow smaller single-family lots provided such lots take vehicle access off an alley
(where available) and are designed to ensure neighborhood compatibility.
Scoring: 5 = great idea/high priority; 3 = neutral; 1 = very bad idea
June 9 workshop average score: 3.7
Online SurveyMonkey average score: 4.1
MAKERS recommendation: Proceed with concept.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 68
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B. Driveway access and garage standards.
1. Where small lot single-household dwellings are on lots served by alleys, all garages and
on-site parking must be accessible from the alley. The façade facing the street must be
designed as the front of the dwelling with a primary building entrance.
2. For individual garage or carport units facing an alley, driveways must be designed to
prevent parked cars from protruding into alleys. Such driveways must be either less
than five feet long or longer than 20 feet, measured along the centerline of the
driveway.
C. Entry standards.
1. Clear and obvious pedestrian access between the sidewalk the building entry is required
for new dwellings.
2. All new dwellings must provide a covered pedestrian entry, such as a covered porch or
recessed entry, with minimum weather protection of three-feet by three-feet.
Figure 17.21.010(A)(1)
Small lot entry configuration examples.
D. Minimum useable open space standards.
1. Every home must provide a minimum 100-square feet covered outdoor area at the side
or rear of the dwelling.
2. Every lot must provide a useable open space equivalent to at least ten-percent of the lot
area, with a minimum dimension of 15-feet on all sides of the useable open space. For
example, a 3,500-square feet lot would require a contiguous open space of at least 350
square feet. Porches, patios, and the covered outdoor area required above may be used
to fulfill this requirement provided they are part of an open space that meets the
minimum dimension requirement.
3. If the rear edge of the usable open space is within five feet of an alley, any fence
between the rear edge and the alley must be limited to four feet in height except where
the portion of the fence between four and six feet in height is at least 50 percent
transparent.
4. Driveways do not count in the calculations for usable open space.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 69
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5. LID stormwater BMPs, like rain gardens, may be integrated in up to 25 percent of the
minimum required usable open space area.
6. Additions must not create or increase any nonconformity with this standard.
Figure 17.21.010(A)(1)
Small lot open space examples.
Acceptable Example
Alley loaded lot that uses a zero-lot line configuration that
allows for a wider/consolidated side yard (at least 15 feet
wide) where the adjacent home excludes windows on the
facing wall.
Unacceptable Example
Open space surrounded by this fence is both too narrow
and awkwardly located to be useable
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Public Comments by Date Received
Appendix C - Pg. 70
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E. Tree standards. Trees must be integrated into new small lot single-household
developments at the time of occupancy at the rate one tree per lot.
1. Trees may be either coniferous or deciduous.
2. Required trees must not be located in public right-of-way (see Chapter 11.13 PAMC for
street tree standards).
3. See Chapter PAMC 17.22, Landscaping Standards, for related landscaping plans,
installation, and maintenance standards.
NOTE: For context, some communities have the following types of architectural standards which are
not being considered for small-lots in Port Angeles:
Front door visible from the street
Contrasting trim
Recessed windows
Roof overhang
Pitched roof
Exterior materials
Front façade articulation
Façade transparency
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 71
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17.21.020 – Accessory dwelling unit (ADU). [17.94.070]
A. Purpose. The purpose of an accessory dwelling unit is to:
1. Add affordable units to existing housing and make housing units available to moderate-
income people who might otherwise have difficulty finding homes within the city.
2. Promote the development of additional housing options in residential neighborhoods that
are appropriate for people at a variety of stages of their lives.
3. Provide homeowners with a means of obtaining, through tenants in either the accessory
dwelling unit or the principal residence, rental income, companionship, or security.
4. Protect neighborhood stability, property values, and the character of the neighborhood.
B. Standards. An ADU, in any zone, must comply with the following development standards:
1. Configuration. An ADU may be located either within, attached to, or detached from the a
primary structure housing the a primary single-family household residencedwelling.
2. Density. Only one ADU may be created in conjunction with each single-familyhousehold
residencedwelling. The ADU must be located on the same zoning lot as the single-
familyhousehold residencedwelling.
3. Minimum lot size. An ADU must not be established on any parcel smaller than
3,5005,000 square feet.
4. Maximum unit size. The ADUgross floor area, calculated from finished wall to finished
wall, of an existing structure, an addition, or new detached structure, converted to, or
constructed for the purpose of creating an ADU must not exceed 50 percent of the gross
floor area of the primary single-familyhousehold residencedwelling, not including a
detached garage and/or a detached accessory building, or 600 square feet, whichever is
larger. The unit may not be more than one-bedroom.
5. Setbacks, height, and lot site coverage. ADUs must comply with the site coverage,
height, and setback requirements of the zone. Additions to existing structures, or the
construction of new detached structures, associated with the establishment of an ADU
must not exceed the allowable lot coverage or encroach into required setbacks as
prescribed in the underlying zone.
6. Scale and visual subordination. The ADU must be visually subordinate to the primary
unit. If the ADU is located within an existing residence, there can only be one main
entrance located on the primary street-facing facade of the single-family residential
structure, unless the residence contained additional entrances before the ADU was
proposed. An exception to this regulation is an entrance that does not have access from
the ground, such as an entrance from a balcony or deck. Detached ADU's and entrances
NOTE: These standards are moved from 17.94.070 so that similar housing-type specific regulations
are grouped together in this new chapter.
Updates to ADU regulations recommended to improve their feasibility as an infill housing option
and to streamline the code. For example, the definition of “gross floor area” and the regulations for
setbacks do not need to be repeated here.
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Public Comments by Date Received
Appendix C - Pg. 72
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that do not have access from the ground, such as an entrance from a balcony or deck,
are exempt from this standard.
1. Building height and footprint: If the ADU is detached from the primary single-family
residence, it must abide by the building height and footprint of the particular zone
where the ADU is located.
7. Parking. The off-street parking requirements set forth in Chapter 14.40 must be
provided or and maintained for the primary residencedwelling. No additional parking is
required for an ADU.
8. Construction standards. The design and construction of the ADU shall must conform to
all applicable State and City standards in the building, plumbing, electrical, mechanical,
fire, health and any other applicable codes. The ADU shall be served by water and
electrical services that are separate from the primary residential services. A separate
address must be created for the ADU.
Figure 17.20.010(A)
Detached accessory dwelling unit examples.
NOTE: The below addition will eliminate ambiguity that exists with the current language.
NOTE: The below text deletion DOES NOT eliminate the separate connection requirement, but
rather removes an internal code duplication because separate utility connections are still required
by various provisions in Title 13. Numerous stakeholders have noted the separate utility connection
requirement is a barrier to ADU development, and it will be reviewed with the Public Works
Department and the Utilities Advisory Committee in a future code update process.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 73
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17.21.030 – Cottage housing. [Replaces Chapter 17.16]
A. Purpose:
1. Provide opportunities for creative, diverse and high-quality infill development that is
compatible with existing neighborhoods.
2. Promote housing affordability and greater choice by encouraging smaller and more
diverse home sizes in accordance with the Port Angeles Comprehensive Plan.
3. Support compatibility with existing neighborhoods by promoting high-quality design.
4. Support more efficient use of urban residential land.
5. Enhance the character of the residential neighborhood.
6. Provide usable open space for residents.
7. Support protection of natural critical area amenities
NOTE: The following standards are proposed to replace the Cottage Housing Development Overlay
Zone (chapter 17.16). First, it is unusual to treat cottage housing as an overlay requiring a special
application, review, and approval process that is different than other housing types, which
introduces competitivity and potential for delays. The maximum cottage size of 750 square feet and
density bonus of 1.25 (25%) are too limiting for economic feasibility and to meet market interest for
detached housing types. And the current standards lack key details for ensuring the cottage
buildings, common open space, community buildings, landscaping, parking areas, and other
features are designed appropriately to maximize compatibility with existing neighborhoods.
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Public Comments by Date Received
Appendix C - Pg. 74
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Figure 17.21.030(A)(1)
Cottage housing example with key standards.
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Figure 17.21.030(A)(2)
Cottage housing site plan example.
B. Lot size standard. Cottages are exempt from minimum lot area and lot width standards,
provided they comply with density and design standards herein.
C. Density standard. Due to the smaller relative size of cottage units, each cottage may be
counted as one-half a dwelling unit for the purpose of calculating density. For example, a
cluster of six cottages would be equivalent to three dwelling units.
D. Minimum and maximum number of cottages.
1. Cottage housing developments must contain a minimum of three cottages.
2. Three to 12 cottage structures may make up a cluster. There is no limit on the number
of clusters provided all other standards are met.
3. In the R7, RMD, and RHD zones, attached duplex cottages are allowed.
4. Accessory dwelling units are not permitted in cottage housing developments, except as
provided in subsection (K) below.
E. Setbacks and separation standards.
1. The minimum setbacks set forth in Chapters 17.10 through 17.20 PAMC apply to the
development frontage and external side and rear property lines of the entire cottage
development.
2. Individual cottages buildings must be separated from each other by at least six-feet.
Permitted projections into required side setbacks in the zoning chapters (Chapters 17.10
through 17.20 PAMC) apply.
Commented [EGM25]: This is not aggressive enough.
Recommend changing 2:1 ratio to 3:1. See Housing
Partnership Memo on Cottage Housing (link at end of
comment), page 3. Ravenna Cottages in Seattle built
at 4.5x base density, very successful development. (I
was member of the entity that developed the Ravenna
Cottages.)
https://mrsc.org/getmedia/d33307b0-2510-4130-a1ac-
aa85c70ea78b/chord.pdf.aspx
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3. Cottages must be setback at least five-feet from any internal pedestrian path. Permitted
projections into required front setbacks also apply.
4. Cottages must be setback at least ten-feet from any internal access lanes that provide
access to four or more cottages. For access lanes serving less than four cottages, at least
five-feet of separation is required between access lanes and cottages. Permitted
projections into required front setbacks also apply for setbacks to internal access lanes
(see PAMC 17.94.120).
F. Building height standards.
1. Cottages have a maximum building height of 25-feet. All parts of the roof above 18-feet
must be pitched with a minimum roof slope of 6:12.
2. The height of accessory structures in cottage housing developments is limited as
prescribed in the underlying zone.
G. Cottage size standards. Cottages must contain no more than 1,200-square feet gross floor
area, not including attached garages.
H. Entry and porch standards.
1. Clear and obvious pedestrian access between the sidewalk and the building entry is
required for new dwellings.
2. All new dwellings must provide a covered pedestrian entry, such as a covered porch or
recessed entry, with minimum weather protection of three-feet by three-feet.
3. Porches. Cottage façades facing the common open space or common internal walkway
must feature a roofed porch at least 70-square feet in size with a minimum dimension
of seven-feet on any side. The required porch does not count as private open space for
the size or dimension requirements of subsection (L)(1). Cottages sited between a street
and the common open space are also subject to the entry requirements in subsection
(b) above.
I. Façade transparency standards. Transparent windows and/or doors are required on at
least eight- percent of façades featuring the primary entrance and facing streets and
common open spaces. For corner lots, this standard is only applied to the elevation
containing the primary entrance.
J. Common open space standards.
1. Minimum size. Common open space must be at least 400-square feet per cottage.
2. Minimum dimensions. Common open space must have no dimension less than 15-feet.
Areas used to meet private open space requirements [see subsection (L) below] may not
be double-counted as common open space.
3. Elements. Common open space may include a lawn, courtyard, plaza, garden, or other
shared central open space and may not include parking areas. Common open space
must be useable and may not include critical areas or critical area buffers, including
steep slopes. LID stormwater BMPs, like rain gardens, may be integrated in up to 25-
percent of the minimum required usable open space area.
4. Orientation. Common open space must have cottages abutting on at least two sides. At
least 50-percent of the cottages in each cottage housing cluster must abut common
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open space. Cottages abutting the common open space must be oriented around and
have the primary entrance face the common open space.
5. Access. Cottages must be within 100-feet walking distance of the common open space
and feature a direct pedestrian connection to the common open space.
K. Shared community buildings standards.
1. A shared community building may be integrated into the common open space area
required in subsection (J) above but must not be included in the minimum common
open space area calculations.
2. Non-residential use. A shared community building may include uses such as, but not
limited to, a multi-purpose entertainment space, recreation center, kitchen, library,
storage space, workshop, or similar amenities that promote shared use and a sense of
community. Commercial uses other than child care are prohibited.
3. Residential use. A shared community building may contain one attached accessory
dwelling unit (see PAMC 17.21.020).
4. Height. Shared community buildings have a maximum building height of 25-feet. All
parts of the roof above 18-feet must be pitched with a minimum roof slope of 6:12.
5. Size. Shared community buildings have a maximum ground floor footprint of 1,200-
square feet.
6. Other standards. Except for the height and size exceptions identified in subsections (4-5)
above, shared community buildings are subject to the accessory structure standards in
the zoning chapters (17.10 through 17.20).
L. Private open space standards.
1. Minimum size. The minimum private open space adjacent to each cottage must be at
least 200-square feet with no dimension less than ten-feet.
2. Access. The private open space must have direct access from the cottage via a door or
porch.
3. Location. The private open space is encouraged to be located between the cottage and
the common open space.
4. Private open space must be useable and may not include critical areas or critical area
buffers, including steep slopes.
M. Access and parking standards.
1. Driveway and access requirements are in PAMC 17.22.250.
2. Off-street parking standards are set forth in Chapter 14.40 PAMC.
3. Parking areas must be located to the side or rear of cottage clusters. Parking must not
be located between the street and cottages nor between cottages and common open
space.
4. Parking and access lanes must be screened from adjacent residential uses by
landscaping or architectural screens. For parking areas and access abutting residential
uses, at least five-feet of Type-A, B, or C Landscaping (see Chapter 17.22 PAMC,
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Landscaping Standards) must be provided between the parking area and the abutting
residential use.
5. Parking is encouraged to be consolidated under cover. Uncovered parking must be
located in clusters of not more than five adjoining spaces (except where adjacent to an
alley). Driveway space in front of private garages are exempt from this provision.
6. Garages with a footprint of up to 300-square-feet may be attached to individual cottages
provided all other standards herein are met. Such garages do not count toward the size
limit of cottages. Such garages must not be located adjacent to the common open
spaces.
N. Landscaping standards. Cottages in the RMD and RHD zones must meet the frontage
requirements of PAMC 17.22.435.
O. Tree standards. Trees must be integrated into cottage developments at the time of
occupancy at the rate one tree per cottage unit.
1. Trees may be either coniferous or deciduous.
2. Required trees must not be located in public right-of-way (see Chapter 11.13 PAMC for
street tree standards).
3. See Chapter PAMC 17.22, Landscaping Standards, for related landscaping plans,
installation, and maintenance standards.
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Public Comments by Date Received
Appendix C - Pg. 79
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17.21.040 – Duplex.
A. Purpose:
1. To provide opportunities for creative, diverse, and high-quality infill development that is
compatible with existing neighborhoods.
2. To promote housing affordability and greater choice by encouraging smaller and more
diverse home sizes in accordance with the Port Angeles Comprehensive Plan.
3. To support more efficient use of urban residential land.
4. To provide usable open space for residents.
5. To de-emphasize garages and driveways as major visual elements along the street.
6. To promote architectural variety that adds visual interest to the street and
neighborhood.
B. Driveway access and garage standards.
1. Where duplexes are on lots served by alleys, all garages and on-site parking must be
accessible from the alley. The façade facing the street must be designed as the front of
the dwelling with a primary building entrance.
2. When no alleys are present or alley access is not feasible due to extreme topography,
the following standards apply:
a. Side- and rear-facing parking areas and garages are encouraged.
b. When located on a corner lot, both streets must be utilized for vehicle access. If one
street is classified as a collector or arterial, only the side street must be utilized for
vehicle access. Driveways must be located as far from the street corner as feasible.
3. Street-facing driveways for duplexes are limited to:
a. One 20-feet wide (maximum) driveway; or
b. Two 12-feet wide (maximum) driveways, provided the driveways are spaced at least
20 feet apart.
4. No more than 50 percent of any ground floor façade may be occupied by a garage, and
detached garages and all carports must not protrude beyond the front building façade.
This limit may be increased to a maximum of 65 percent provided at least three of the
following design details are utilized:
a. A decorative trellis over at least the entire width of the garage door(s).
SURVEY RESULTS
[2] Duplexes: Require garages/driveways off alleys (where available) and other modest design
standards to ensure neighborhood compatibility.
Scoring: 5 = great idea/high priority; 3 = neutral; 1 = very bad idea
June 9 workshop average score: 4.0
Online SurveyMonkey average score: 4.1
MAKERS recommendation: Proceed with concept
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Public Comments by Date Received
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b. A window or windows placed above the garage on a second story or attic wall.
c. A balcony that extends out over the driveway.
d. Utilizing all single-vehicle garage doors as an alternative to wider garage doors
suitable for two-car garages.
e. Windows in the garage door.
f. Decorative details on the garage door. Standard squares on a garage door will not
qualify as a decorative detail.
Figure 17.21.040(D)
Acceptable and unacceptable examples of duplex driveway/garage
configurations.
Left: Single driveways wider than 20 feet facing the street are not allowed. Right: Example of two separated driveways
each less than 12 feet wide.
C. Entry standards.
1. Clear and obvious pedestrian access between the sidewalk and the building entry is
required for new dwellings.
2. All new dwellings must provide a covered pedestrian entry, such a covered porch or
recessed entry, with minimum weather protection of three feet by three feet,
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D. Minimum useable open space standards.
1. All new duplex developments must provide usable open space with a collective size
equal to ten percent of the lot area, with a minimum dimension of 15 feet on all sides.
For example, an 8,000-square feet lot would require at least 800 square feet of usable
open space. Usable open space may be a single large space or separate spaces.
2. Where the usable open space is located within a front yard setback, the open space
must be defined with a fence, hedge, or wall between 18 and 36 inches tall (meeting the
standards of PAMC 17.94.140 and the sight obstruction height limits of the Port Angeles
Urban Services Standards and Guidelines Manual when near an intersection). See Figure
17.21.040(D) for an example.
3. If the rear edge of the usable open space is within five feet of an alley, any fence
between the rear edge and the alley must be limited to four feet in height, except where
the portion of the fence between four and six feet in height is at least 50 percent
transparent.
4. Unenclosed decks, porches, patios, and entries may be used as a part of the usable
open space, provided they are a part of a space that meets the standards herein.
5. LID stormwater BMPs, like rain gardens, may be integrated in up to 25 percent of the
minimum required usable open space area.
6. Driveways do not count in the calculations for usable open space.
7. Additions must not create or increase any nonconformity with this standard.
Figure 17.21.040(D)
Example of integrating a duplex’s minimum usable open space.
Left: Integrating minimum useable open space into the front yard of a duplex. Right: Useable open space in the side yard
of a duplex.
E. Tree standards. Trees must be integrated into duplex developments at the time of
occupancy at the rate one tree per duplex unit (two trees per duplex building).
1. Trees may be either coniferous or deciduous.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 82
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2. Required trees must not be located in public right-of-way (see Chapter 11.13 PAMC for
street tree standards).
3. See Chapter PAMC 17.22, Landscaping Standards, for related landscaping plans,
installation, and maintenance standards.
NOTE: For context, some communities have the following types of architectural standards which are
not being considered for duplexes in Port Angeles:
Contrasting trim
Recessed windows
Roof overhang
Pitched roof
Exterior materials
Front façade articulation
Façade transparency
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 83
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17.21.050 – Townhouse.
A. Purpose:
1. To provide opportunities for creative, diverse, and high-quality infill development that is
compatible with existing neighborhoods.
2. To promote housing affordability and greater choice by encouraging smaller and more
diverse home sizes in accordance with the Port Angeles Comprehensive Plan.
3. To support more efficient use of urban residential land.
4. To provide usable open space for residents.
5. To de-emphasize garages and driveways as major visual elements along the street.
6. To reduce the apparent bulk and scale of large townhouse buildings.
7. To promote architectural variety that adds visual interest to the street and
neighborhood.
B. Dimensional standards for townhouses are modified from the zone-based standards
elsewhere in this title, as listed in Table 17.21.050.
Table 17.21.050
Townhouse dimensional standards.
Standard Modification
Lot size Applies to the entire townhouse development, not individual units and lots
Lot width No minimum
Interior side setback 0 feet between individual townhouse units
All other setbacks Applies to the entire townhouse development, not individual units and lots
Site coverage Applies to the entire townhouse development, not individual units and lots
C. Driveway access and garage standards.
1. Where townhouses are on lots served by alleys, all garages and on-site parking must be
accessible from the alley. The façade facing the street must be designed as the front of
the dwelling with a primary building entrance.
2. Where no alley is present or alley access is not feasible due to extreme topography,
townhouse buildings with two units must comply with the duplex driveway standards of
PAMC 17.21.040(B).
3. Where no alley is present or alley access is not feasible due to extreme topography,
townhouse buildings with three or more units must use one of the following methods:
a. Provide a shared access drive to garages in the rear meeting the following
requirements:
i. Shared driveways have a maximum width of 20 feet and must meet turning radii
and other standards of the city-adopted International Fire Code.
ii. Minimum building separation along uncovered internal drive aisles must be 24
feet. Projections into this minimum building separation standard are permitted
for each building consistent with the interior side setback projections referenced
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 84
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in PAMC 17.94.120. The purpose is to provide adequate vehicular turning radius,
allow for landscaping elements on at least one side, and provide adequate light
and air on both sides of the dwelling units and vehicle areas, which often function
as usable open space for residents.
b. Provide individual garages and driveways access from a local street meeting the
following standards:
i. Individual garages and driveways are no wider than 12 feet and driveways have a
minimum length of 20 feet.
ii. The townhouse units are at least 24 feet wide.
Figure 17.21.050(C)
Townhouse development examples using rear vehicular access.
D. Entry standards.
1. Clear and obvious pedestrian access between the sidewalk and the building entry is
required for new dwellings.
2. All new dwellings must provide a covered pedestrian, such as a covered porch or
recessed entry, entry with minimum weather protection of three feet by three feet.
3. For townhouses where pedestrian access is provided from an alley or private internal
vehicular access, buildings must emphasize individual pedestrian entrances over private
garages by using both of the following measures:
a. Enhance entries with a trellis, small porch, or other architectural features that
provide cover for a person entering the unit and a transitional space between
outside and inside the dwelling.
b. Provide a planted area in front of each pedestrian entry of at least 20 square feet in
area, with no dimension less than four feet.
Alternative designs will be considered, provided they meet the purpose of the
standards.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 85
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Figure 17.21.050(D)
Acceptable and unacceptable examples of townhouse entry configurations from
alleys or private internal vehicular access.
The left example features a landscaped area and a trellis to highlight the entry. In the middle image, the balconies and
landscaped areas de-emphasize the garage. In the right image, the lack of landscaping near the entries would not be
allowed (where this is the primary pedestrian entry to the unit).
E. Minimum useable open space standards. Townhouse dwelling units must provide open
space at least equal to ten-percent of the gross floor area. The required open space may be
provided by one or more of the following:
1. Private ground level open space that is directly adjacent and accessible to dwelling units.
Such space must have minimum dimensions of at least 12 feet on all sides and be
configured to accommodate human activity such as outdoor eating, gardening, toddler
play, etc. Street setbacks may be used to meet this standard, provided they are defined
with a fence (meeting standards of PAMC 17.94.140
2. Balconies, roof decks or porches.
3. Shared open space that meets the design requirements of PAMC 17.22.230, provided
such space is visible and directly accessible to townhouse dwelling units.
4. LID stormwater BMPs, like rain gardens, may be integrated in up to 25 percent of the
minimum required usable open space area.
Individual private open spaces for one unit that exceed the open space standards may not
be used to help meet the open space standards for other dwelling units. Shared open
spaces that meet the standards of subsection (E)(3) of this section, however, may be used to
supplement private open spaces meeting subsections (E)(1) and (E)(2) of this section to help
dwelling units meet the usable open space standards herein.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 86
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Figure 17.21.050(E)
Townhouse open space location and examples.
Illustrating optional locations for integrating usable open space, including front yard (left), rooftop deck (center), and
balcony (right).
Left: Townhouses with private ground level open space and balconies. Right: Townhouse roof deck.
F. Building articulation. Townhouse buildings must meet the façade articulation standards
for multifamily buildings as set forth in PAMC 17.22.320(C).
Figure 17.21.050(F)
Townhouse articulation examples.
Left: The townhouse building uses a variety of rooflines and horizonal modulation to provide articulation and distinction
between units. Right: The townhouse building has different unit widths and window patterns to provide articulation.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 87
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G. Tree standards. Trees must be integrated into townhouse developments at the time of
occupancy at the rate one tree per townhouse unit.
1. Trees may be either coniferous or deciduous.
2. Required trees must not be located in public right-of-way (see Chapter 11.13 PAMC for
street tree standards).
3. See Chapter PAMC 17.22, Landscaping Standards, for related landscaping plans,
installation, and maintenance standards.
NOTE: For context, some communities have the following types of architectural standards which are
not being considered for townhouses in Port Angeles:
Contrasting trim
Recessed windows
Roof overhang
Pitched roof
Exterior materials
Front façade repetition with variety
Façade transparency
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 88
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Chapter 17.22 – Commercial and Multifamily Design
Standards [NEW]
17.22.010 – Purpose.
Purpose and Applicability
The purpose of these commercial and multifamily design standards is to implement the goals
and policies of the Port Angeles Comprehensive Plan and the objectives of each zone as
provided in this title. The purpose of this chapter is to:
A. Promote a diverse mix of retail, housing, office, and civic land uses and a genuine sense of
place in Port Angeles.
B. Encourage development that is pedestrian-oriented and human-scale in an aesthetically
attractive, energy efficient, easily accessible, and economically healthy environment.
C. Include diverse retail and service uses, higher density residential housing, a network of
pedestrian-oriented streets, and a high degree of connectivity for all modes of travel.
D. Enhance Port Angeles’ visual character.
17.22.020 – Applicability.
A. New development.
1. The provisions of this chapter govern all multifamily, commercial, and other non-
residential development within the RMD, RHD, CBD, CSD, CA, CN, and CO zones. These
provisions do not apply to townhouses unless otherwise noted in this Chapter.
2. The landscaping provisions of this chapter apply to other uses and zones when
referenced in other chapters of Title 17.
3. This chapter has some references to other citywide regulations which may take
precedence over this chapter.
NOTE: The provisions below take a relaxed approach to remodels and additions, trying to strike the
right balance of encouraging remodels and achieving long term design conformance.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 89
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B. Relationship to other codes. Where provisions of this chapter conflict with provisions in
any other section of the Port Angeles Municipal Code (PAMC), this chapter prevails unless
otherwise noted.
C. Building additions, remodels, and site improvements. Three different thresholds have
been established to determine how the standards herein are applied to such projects.
1. Level I improvements include all exterior remodels, building additions, and/or site
improvements that affect the exterior appearance of the building/site and/or
cumulatively increase the gross floor area on a site less than 50-percent within three
years of the date of building permit issuance. The requirement for such improvements
is only that the proposed improvements meet the standards and do not lead to further
nonconformance with the standards.
For example, if a property owner decides to replace a building façade’s siding, then the
siding must meet the applicable exterior building material standards, but elements such
as building articulation would not be required.
2. Level II improvements include all improvements that cumulatively increase the gross
floor area on a site by 50-percent to 100-percent, within three years of the date of
building permit issuance. All standards that do not involve repositioning the building or
reconfiguring site development must apply to Level II improvements.
For example, if a property owner of an existing business in the CSD zone wants to build
an addition equaling 75-percent of the current building’s footprint, then the following
elements must apply:
a. The location and design of the addition/remodel must be consistent with Chapter
17.22 PAMC, Block Frontage Standards, which addresses building frontages, entries,
parking lot location, and street setback landscaping. For such developments seeking
additions to buildings where off-street parking location currently does not comply
with applicable parking location standards, building additions are allowed provided
they do not increase any current nonconformity and generally bring the project
closer into conformance with the standards (see Chapter 14.40 PAMC).
b. Comply with the standards of Chapter 17.22 PAMC, Site Planning Standards.
c. Comply with all provisions of Chapter 17.22 PAMC, Building Design Standards,
except architectural scale and materials provisions related to the existing portion of
the building where no exterior changes are proposed. All new exterior wall areas
must comply with building elements/details, materials, and blank wall treatment
standards.
d. Comply with the off-street parking, landscaping, and signage provisions of this
chapter that relate to proposed improvements.
3. Level III improvements include all improvements that cumulatively increase the gross
floor area on a site by more than 100-percent within three years of the date of building
permit issuance. Such developments must conform to all applicable standards, except
in a case where there are multiple buildings on one site, and only one building is being
enlarged. In that scenario, improvements to the additional buildings are not required,
but conformance with all other standards apply.
Commented [EGM26]: [SUPER IMPORTANT]
These three thresholds seem unworkable. Example: I
own a 10,000 sf building. In year 1, I permit and
construct 4900 sf of new space; I am clearly in Level 1
and the new space is under Section C1. Then in year
2 I file a permit application to construct a 200 sf
addition. That bumps me into C2, but what about the
4,900 sf of improvements I already finished building?
Do I have to rebuild those in order to construct my new
200 sf addition? Many, many more similarly
problematic scenarios can be conceived. These
provisions are simply unworkable and an alternative
approach should be worked up.
Can Makers provide an alternative approach to
handling additions, remodels and site improvements,
for consideration? If not, I can come up with
something. It should be very clearcut, as this is an
area of code that invites disagreement and litigation.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 90
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Figure 17.22.030
Improvement and applicability examples.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 91
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17.22.030 – How the provisions of this chapter are applied.
The provisions of this chapter are additional to the underlying zoning standards (permitted
uses, setbacks, building heights, etc.). Most sections within this chapter herein include the
following elements:
A. Purpose statements, which are overarching objectives.
B. Guidelines use words such as “should” or “is/are recommended,” or “encouraged”, signifying
voluntary measures.
C. Standards use words such as “must” and “is/are required,” signifying mandatory actions.
1. Some standards are easily quantifiable, while others provide a level of discretion to the
applicant in how they are complied with. In the latter case, the applicant must
demonstrate to the Director, in writing, how the choices made for the development
meets the purpose of the standard.
2. Departures may be allowed for specific standards in this Chapter 17.22 PAMC. They
allow alternative designs provided the Director determines the resulting design and
overall development meets the “purpose” of the standards and other applicable criteria.
See PAMC 17.22.040 for related procedures associated with departures.
17.22.040 – Departures.
A. Purpose. A number of specific departure opportunities to the design standards contained in
this chapter are provided. Departure opportunities are signaled by the capitalized word
DEPARTURE or the ! symbol. The purpose is to provide applicants with the option of
proposing alternative design treatments, when they can demonstrate to the satisfaction of
the Director that it is equal to or better than the standard, provided such departures meet
the “purpose” of the particular standard, and any additional relevant departure criteria.
B. Requests for departures are voluntary. This provision allows the flexibility for applicants to
propose alternative designs on a voluntary basis.
C. Applicability. Departure opportunities are available only where noted for specific standards.
D. Procedures. Permit applications that include departure requests are reviewed
administratively and the approval decision is made by the Director.
E. Approval criteria. Project applicants must successfully demonstrate to the Director how the
proposed departure meets the purpose(s) of the standard, and other applicable departure
criteria that applies to the specific standard.
F. Documentation. The Director must document the reasons for approving all departures
within the project application records for the purpose of providing consistency in decision-
making by the city.
Commented [EGM27]: Are these decisions appealable?
If so, provide code reverence here. If not, seems like a
concern as it vests too much power in a single person.
Secondly, it is necessary to provide for alternative
process for review in the instance that the Director is
conflicted, or the chair of the director is empty.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 92
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SURVEY RESULTS
Block Frontage Standards
Scoring (when applicable): 5 = great idea/high priority; 3 = neutral; 1 = very bad idea
[4] Downtown (Central Business District zone): Block frontage approach. What do you think of
this concept?
June 9 workshop average score: 3.9
Online SurveyMonkey average score: 4.2
MAKERS recommendation: Implement the block frontage concept as presented.
[8] Lincoln Street Block Frontages: Require new developments to be oriented towards the
street, with option of storefront or landscaped setback, with parking placed to the side or
rear of buildings. What do you think of this concept?
June 9 workshop average score: 4.0
Online SurveyMonkey average score: 4.2
MAKERS recommendation: Implement the block frontage concept as presented.
[11] First/Front Couplet Block Frontages: Design options from Race to Peabody Street. Choose
best approach.
5. Require storefronts and ground floor commercial
June 9 workshop: 22% / Online SurveyMonkey: 20%
4. Allow storefronts or landscaped setbacks, parking to side or rear, allow option for ground floor residential
June 9 workshop: 57% / Online SurveyMonkey: 64%
3. Neutral/unsure
June 9 workshop: 17% / Online SurveyMonkey: 16%
2. Not good (both concepts)
June 9 workshop: 3% / Online SurveyMonkey: 0%
1. Very bad idea (both concepts)
June 9 workshop: 0% / Online SurveyMonkey: 0%
MAKERS recommendation: Emphasize the Mixed designation in this area.
[12] First/Front Couplet Block Frontages: Require new developments between Race St & Golf
Course Rd to be oriented towards the street, with option of storefront or landscaped setback,
with parking placed to the side or rear of buildings. What do you think of this concept?
June 9 workshop average score: 3.9
Online SurveyMonkey average score: 4.1
MAKERS recommendation: Implement the block frontage concept as presented.
[15] 8th Street Block Frontages (CN & CSD zones): Require new developments to be oriented
towards the street, with option of storefront or landscaped setback, with parking placed to
the side or rear of buildings. What do you think of this concept?
June 9 workshop average score: 4.0
Online SurveyMonkey average score: 4.2
MAKERS recommendation: Implement the block frontage concept as presented.
[16] C Street Block Frontages: Require new developments to be oriented towards the street,
with option of storefront or landscaped setback, with parking placed to the side or rear of
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 93
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17.22.100 – Purpose.
A. To design sites and orient buildings with an emphasis on compatible development and
creating a comfortable walking environment.
B. To provide standards that recognize the need for a system of pedestrian-oriented block
frontages.
Table 17.22.105
Summary of block frontage standards.
Block Frontage Type Details
St
o
r
e
f
r
o
n
t
• No new ground-level parking adjacent
between building andto the street.
• Special transparency, weather protection, and
entry requirements.
• Minimum commercial space height and depth.
• No ground floor residential uses except for
live/work units on select Storefront designated
blocks where the storefront space meets height
and depth standards.
Mi
x
e
d
"
Storefront or Landscape Frontages allowed
#
• Ground-level parking placed to the side or rear of
buildings.
• Landscaping to soften façades of non-storefronts
and buffer parking areas.
• Minimum façade transparency requirements per
use and setback.
La
n
d
s
c
a
p
e
d
• Ground-level parking placed to the side or rear of
buildings.
• Landscaping to soften façades and buffer parking
areas.
• Minimum façade transparency requirements per
use and setback.
Ba
s
i
c
"
Storefront or Landscape Frontages allowed
• No restrictions on parking lot location (except for
landscaping standards).
• Landscaping to soften façades of non-storefronts.
• Minimum façade transparency requirements per
use and setback.
Online SurveyMonkey average score: 4.2
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 94
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17.22.110 – Block frontage designation maps.
A. Application of map and block frontage regulations.
1. New multifamily and non-residential development within the CBD, CSD, CA, CN, and CO
zones in Port Angeles are subject to the block frontage standards in sections PAMC
17.100-170 based on the block frontage designation of the street, as illustrated in the
figures in this section.
2. For multifamily and non-residential development in the RHD and RMD zones, the
standards for landscaped block frontages apply.
3.. These block frontage standards do not apply to townhouses.
B. Map updates. The block frontage designation map will be updated by ordinance by the City
Council as necessary to reflect new streets and other adjustments.
C. Undesignated streets. If a street is not designated as Storefront, Mixed, or Landscaped
block frontage then it is automatically classified as a “Basic” block frontage. See section
PAMC 17.22.150 for applicable standards.
Figure 17.22.110(A)
Block frontage designation citywide index map.
Commented [EGM28]: I believe the extent of area
covered by these regulations may be overreaching by
the Planners. Many of the areas placed under 17.22
strike me as economically transitional areas, for which
getting a few new businesses up and going is far more
important than achieving Planner's Pretty City goals.
Port Angeles needs basic growth far more than it
needs far-reaching design standards in its transitional
commercial areas.
Recommendation: Scale back the extent of blocks
designated as Storefront, Landscape or Mixed.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 95
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Figure 17.22.110(B)
Block frontage designation map 1 – Downtown.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 96
MAKERS architecture and urban design
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Figure 17.22.110(C)
Block frontage designation map 2 – Lincoln Street and 8th Street area.
PORT ANGELES RESIDENTIAL BUILDING CAPACITY CODE AMENDMENTS
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 97
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Figure 17.22.110(D)
Block frontage designation map 3 – First/Front couplet area.
PORT ANGELES RESIDENTIAL BUILDING CAPACITY CODE AMENDMENTS
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 98
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Figure 17.22.110(E)
Block frontage designation map 4 – C Street area.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 99
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17.22.115 – About the transparency standards.
All block frontage designations contain distinct minimum façade transparency standards. The
purposes of these standards are to help maintain visibility for public safety, create welcoming
pedestrian-oriented streets, and facilitate a viable and attractive business environment. Table
17.22.115 below includes details in how transparency standards are measured.
Table 17.22.115
Explanation of transparency standards.
Transparency Zones by Building and Frontage Type
Storefront
The transparency zone is on the
ground floor between 30 inches and
10 feet above sidewalk grade
Ground floor non-residential
and non-storefront
The transparency zone is between 30
inches and 8 feet above grade
Residential buildings and
residential portions of
mixed-use buildings
All vertical surfaces of the façade are
used in the calculations
Other Transparency Provisions
Windows must be transparent
Ground level window area for
storefronts and other non-residential
uses that is mirrored, reflectively,
darkly tinted, covered, frosted, or
perforated in any manner that
obscures visibility into the building
must not count as transparent
window area. See also PAMC
17.22.330(C)(2).
Exception: Window signs may be
counted as transparent window area
provided the areas generally around
the sign are transparent.
Unacceptable: Frosted glass obscuring
view into storefront.
Unacceptable: Window sign covering
transparency zone.
Display windows
Display windows may be used for up
to 50 percent of non-residential
transparency requirements provided
they are at least 30 inches deep and
allow changeable displays. Tack-on
display cases as in the right example
do not qualify as transparent window
area.
Acceptable: Integrated display
windows.
Unacceptable: Tack-on display cases.
Commented [EGM29]: Make this 30" to 8' for
Storefront, to keep cost down.
Commented [EGM30]: Can mirrored count as
transparent? Mirrored seems like a good solution
when transparency is not practical, like a conference
room or business office space.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 100
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Table 17.22.115
Explanation of transparency standards.
Structured parking facilities
Where structured parking facilities
occupy a portion of the façade, any
openings simulating windows may be
used to help comply with
transparency requirements.
Parking garage with windows
Parking garage without windows
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 101
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17.22.120 – Storefront block frontage standards.
A. Purpose. Storefront block frontages are located in the most vibrant and active shopping
and dining areas within Port Angeles. Blocks designated as Storefront block frontages
include continuous storefronts placed along the sidewalk edge with small scale shops and
many business entries.
Table 17.22.120(A)
Storefront block frontages vision and key standards.
Commented [EGM31]: I recommend removing the
weather protection requirement. It is a costly feature
that fits into the "nice to have" category as opposed to
the "no ugly stuff" category.
I recommend reducing the windows requirement from
70% to 50%, and to set the elevation range from 30" to
8', to reduce cost. Architectural variety will also
increase with a reduced reliance on glass.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 102
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B. Standards. All development on sites with a Storefront block frontage designation must
comply with the standards in Table 17.22.120(B) below.
Table 17.22.120(B)
Storefront block frontage standards.
The ! symbol refers to DEPARTURE opportunities in PAMC 17.22.120(C) below.
Element
Standards
Additional Provisions and
Examples
Ground Level
Land use Non-residential uses permitted by
Chapter 17.20 PAMC are required.
Private Lobbies and accessory-uses
associated with upper-floor
hotel/motel, business service, and
multifamily residential uses are
allowed provided they are limited to
5025% of building store frontage. all
Storefront block frontages (measured
separately for each block).Lobbies
generally open to public customers,
like hotel/motel lobbies, are counted
as non-residential uses for the
purpose of this requirement.
Floor to ceiling height 103’ minimum Applies to the area within the
minimum retail space depth.
Retail space depth 2040’ minimum ! Applies to 60% the entire width of the
each retail unitspace.
Building placement Buildings must be placed at the back
edge of the required sidewalk.
Additional setbacks may be allowed
for a wider sidewalk or where a
public space (meeting requirements
of PAMC 17.22.220)where
activated space like a public plaza
or café seating is provided between
the sidewalk and the building.
Examples of building placement and
building entrances.
Building entrances Primary building entrances must face
the street. For corner buildings,
primary entrances for ground-level
uses may face either street or the
street corner.
Façade transparency At least 5070% of the
transparency zone. !
See PAMC 17.22.115 for additional
clarification on transparency standards.
Commented [EGM32]: If I am reading this right, as
originally drafted, it would have bizarre and
undesirable outcomes. The first few buildings on a
block could use 100% of frontage for lobbies, and later
buildings could use 0%, effectively blocking any new
lobbies after the first half of the block is built out?!?!?
Commented [EGM33]: [SUPER IMPORTANT
CHANGES]
Commented [EGM34]: This does not need to be
established by legislation. The marketplace is far more
adept at determining commercial space depth, than a
city govenerment. Setting minimum depth at 20' will
keep people from gaming the system, but that's all that
should be done. Applying the minimum depth to only a
portion of each retail unit allows retail display windows
to "wrap" over the front of other uses.
Commented [EGM35]: [VERY IMPORTANT]
References to "public space" worry me and in my
opinion should be removed throughout. If a space is
"public", then I am concerned that a smelly person with
a shopping cart can occupy that space for hours on
end, causing great detriment to the businesses fronting
on the space. Query: can a person be "trespassed"
from a "public space"? I think the answer is no.
Commented [EGM36]: Note this provision, with respect
to changes needed later in the code. Some later code
sections fail to take into account that some buildings in
the Storefront areas may actually be set back from the
sidewalk edge.
Commented [EGM37]: Per comment above,
I recommend reducing the windows requirement from
70% to 50%, and to set the elevation range from 30" to
8', to reduce cost and architectural variety will also
increase.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 103
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Weather protection Weather protection at least 3’
deep must be provided over each
building entry along the street
frontage, excluding service entries
and garages.
Weather protection over the
sidewalk is required along at least
75% of the building’s façade, and it
must be a minimum of 6’ deep (drip
lines must be at least that far from
the face of the building). !
Additional standards:
• Weather protection must have 10’
to 15’ of vertical clearance.
• Weather protection must not
interfere with existing street trees,
• Vinyl or plastic awnings or canopies
are prohibited.
• Any canopy or awning over a public
sidewalk should be a permanent
architectural element.
• The building’s architectural details
should not be concealed by awnings
or canopies.
• Awning shapes should relate to the
shape of the façade’s architectural
elements.
Table 17.22.120(B)
Storefront block frontage standards.
The ! symbol refers to DEPARTURE opportunities in PAMC 17.22.120(C) below.
Element
Standards
Additional Provisions and
Examples
utility poles, street signs, or extend
beyond the edge of the sidewalk. • Transparent canopies and under-
canopy signs and lighting are
encouraged.
Parking location Parking must be located to the side,
under, or rear of buildings.New
ground-level (surface or structured)
parking adjacent to the street is
prohibited, including parking lot and
garage entries and driveways. Parking
may be placed below, above, and/or
behind storefronts.
Parking lots developed adjacent to the
street must comply with landscaping
provisions of PAMC ____________.
Commented [EGM38]: This is an example of a design
requirement that simply does not fit the town of Port
Angeles. Sidewalk weather protection is nice to have,
but not at the expense of new development. Let PA
grow up a bit, improve its economic vitality, and then
start imposing requirements like this.
Commented [EGM39]: [SUPER IMPORTANT]
From 17.22.130. Keeping it simple and allowing
flexibility to keep costs down.
The original text will (A) render many existing sites
incapable of renovation/redevelopment without
scraping what is there now and (B) drive massive
development cost increases for certain sites. Parking
is really not the end of the world, and over time
development takes care of it - when the market value of
built space exceeds the market value of parking, the
parking will be pushed underground, behind, etc.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 104
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Sidewalk width Minimum design options:
• 12' minimum between the curb
edge and the storefront, including
8’ minimum walking surface width
and trees are integrated in grates.
• 8’ minimum sidewalk and 6’
minimum planter strip.
Wider sidewalks may be required for
certain streets by the Port Angeles
Urban Services Standards and
Guidelines Manual. !
Setbacks and utility easements must
also be considered and may result in
a larger minimum sidewalk width.
B. DEPARTURE criteria. Departures from the storefront block frontage standards in Table
17.22.120(B) that feature the ! symbol will be considered per PAMC 17.22.040, provided
the alternative proposal meets the purpose of the standards and the following criteria:
2. Retail space depth. Reduced depths on up to 25-percent of the applicable block frontage
will be considered where the applicant can successfully demonstrate the proposed
alternative design and configuration of the space is viable for a variety of permitted
retail uses.
Commented [EGM40]: Do these work the way that CBD
streets are layed out now? If so, then this is ok for
CBD but not other zones. These sidewalk
requirements would produce absurd results at
extraordinary cost in other zones.
Commented [EGM41]: Minimize and simplify the
Departure Criteria. This code should strive for elegant
simplicity, as opposed to complexity of requirements
and departures from those requirements. PA does not
fit code like that.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 105
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3. Façade transparency. Façade transparency may be reduced to a minimum of 540-
percent if the façade design between ground-level windows provides visual interest to
the pedestrian and mitigates the impacts of blank walls.
4. Weather protection.
. Weather protection elements may be reduced in length to no less than 50-percent
along building’s façade and to no less than four-feet in depth, provided the
proposed design is proportional to architectural features of the building and
building design trade-offs (elements that clearly go beyond minimum building
design regulations in this chapter) meet the purpose of the standards.
. Smaller gaps are permitted if they are integrated into a larger façade articulation
design, such as gaps associated with structural columns. Generally, structural
columns are encouraged to be attached with higher or lower weather protection
elements that help provide continuous coverage for pedestrians.
7. Parking Location. Structured garage entries may be located on storefront streets if there
is an acceptable tradeoff in terms of the amount and quality of storefront area that is
integrated with the development. The alternative must include design features to
successfully mitigate the visual impact of additional parking areas along designated
storefront streets. See also PAMC 17.22.250.
8.1. Sidewalk Width. Alternative designs may be considered where topographical challenges
or approved city streetscape plans with different sidewalk standards exist. Alternative
designs must be able to accommodate safe and comfortable pedestrian traffic and
outdoor seating and dining areas.
Commented [EGM42]: Matching to other Block
Frontage types, in which reduction allowed is 50%.
Commented [EGM43]: PA is not Palm Springs. It is
cold in the winter and windy in the summer. Requiring
ALL sidewalks to accomodate outdoor seating and
dining is absurd, wasteful and damaging to the City.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 106
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17.22.130 – Landscaped block frontage standards.
A. Purpose. Landscaped block frontages emphasize landscaped street setbacks, clear
pedestrian connections between the building and the sidewalk, and minimize surface
parking lots along the frontages.
Figure 17.22.130(A)
Landscaped block frontages vision examples and key standards.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 107
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B. Standards. All development on sites with a Landscaped block frontage designation must
comply with the standards in Table 17.22.130(B) below. The standards herein also apply to
all multifamily and nonresidential development in the RMD and RHD zones.
Table 17.22.130(B)
Landscaped block frontage standards.
The ! symbol refers to DEPARTURE opportunities in PAMC 17.22.130(C) below.
Element
Standards
Additional Provisions and
Examples
Ground Level
Land use
Any use permitted by this title
Building placement 10' minimum setbacks are required.
Additional standards:
• 20’ maximum setback.
• Covered entries and porches are
allowed to project up to 6’ into this
required setback.
• Additional setbacks may be
required where future right-of-way
need and/or acquisitions have been
identified in city plans.
Building entrances At least one public or shared building
entry must be visible from the
sidewalk and feature direct physical
access from the sidewalk. !
Primary private entrances facing the
street for ground level residential
units are encouraged. See related
standards in PAMC 17.22.170.
Façade transparency Must have at least 25% transparency
for buildings with ground level
nonresidential uses.!
Must have at least 15% transparency
for buildings with ground level
residential uses.
See PAMC 17.22.115 for additional
clarification on transparency
standards.
Weather protection Weather protection at least 3’ deep
must be provided over each
building entry along the street
frontage, excluding service entries
and garages.Weather protection at
least 3’ deep must be provided over
individual business and residential
entries.
Weather protection for shared
entrances must be at least 5’ deep.
Parking location Parking must be located to the side,
under, or rear of buildings. For multi-
building developments, no more than
50% of the lot frontage can be
occupied by off-street parking and
driveways. !
See PAMC 17.22.250 for drive-
through and vehicle access standards.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 108
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Table 17.22.130(B)
Landscaped block frontage standards.
The ! symbol refers to DEPARTURE opportunities in PAMC 17.22.130(C) below.
Element
Standards
Additional Provisions and
Examples
Landscaping Building setback areas must be
landscaped per PAMC 17.22.435.
Parking lots developed adjacent to
the street must comply with
landscaping provisions of PAMC
17.22.4040.
Sidewalk width A five-foot sidewalk accompanied by
a minimum five-foot landscape strip is
required within the right-of-way
adjacent to the front property line as
well as adjoining arterial corridors.
C. DEPARTURE criteria. Departures from the above standards that feature the ! symbol will
be considered per PAMC 17.22.040, provided the alternative proposal meets the purpose of
the standards, plus the following criteria:
1. Façade transparency. Façade transparency in the transparency zone may be reduced
from the minimum by 50 percent if the façade design between ground level windows
provides visual interest to the pedestrian and mitigates the impacts of blank walls.
2. Parking location. For multi-building developments, an additional 10% of the lot frontage
may be occupied by off-street parking and driveways, provided design treatments
(beyond minimum standards) are included that successfully mitigate the visual impact
of parking areas on the streetscape.
3. Sidewalk Width. Alternative designs may be considered where topographical challenges
or approved city streetscape plans with different sidewalk standards exist. Alternative
designs must be able to accommodate safe and comfortable pedestrian traffic. Commented [EGM44]: PA is not Palm Springs. It is
cold in the winter and windy in the summer. Requiring
ALL sidewalks to accomodate outdoor seating and
dining is absurd, wasteful and damaging to the City.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 109
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17.22.140 – Mixed block frontage standards.
A. Purpose. The Mixed block frontage designation serves areas that accommodate a mixture
of ground floor uses and allows a diversity of development frontages for the purpose of
contributing to the visual character of the street and enhancing the pedestrian
environment.
•
Figure 17.22.140(A)
Mixed block frontages vision examples and key standards.
OR
B. Standards. All development on sites containing a Mixed block frontage have the option to
comply with either the Storefront or Landscaped block frontage provisions as set forth in
PAMC 17.22.120 and .130, with the modifications in Table 17.22.140(B) below.
Table 17.22.140(B)
Mixed block frontage standards.
The ! symbol refers to DEPARTURE opportunities in PAMC 17.22.140(C) below.
Element
Standards
Additional Provisions and
Examples
Building placement Buildings placed up to the sidewalk
edge must meet either (1) the
storefront block frontage
standards in PAMC 17.22.130, or
(2).
Buildings not placed up to the
sidewalk must meet the
landscaped block frontage
standards in PAMC 17.22.130.
Additional setbacks may be required
where future right-of-way need
and/or acquisitions have been
identified in city plans.
See PAMC 17.22.170 for special
design provisions associated with
ground level residential uses adjacent
to a sidewalk.
Façade transparency Any storefront buildings on these
block frontages must meet the
applicable storefront block
frontage transparency standards
above. !
Additional transparency zone
standards:
See PAMC 17.22.115 for additional
clarification on transparency
standards.
Commented [EGM45]: This change is needed to
accomodate the provision in the Storefront provisions
that allow a building to be set back from the street to
accomodate things like plazas.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 110
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Table 17.22.140(B)
Mixed block frontage standards.
The ! symbol refers to DEPARTURE opportunities in PAMC 17.22.140(C) below.
Element
Standards
Additional Provisions and
Examples
• 40% minimum for buildings
designed with nonresidential uses
on the ground floor within 10’ of
sidewalk. !
• 25% minimum for other buildings
designed with nonresidential uses
on the ground floor. !
• 20% minimum for residential
buildings/floors. !
Parking location Parking must be located to the side or
rear of buildings. For multi-building
developments, no more than 50% of
the lot frontage can be occupied by
off-street parking and driveways. !
See PAMC 17.22.250 for drive-
through and vehicle access standards.
Parking lots developed adjacent to
the street must comply with
landscaping provisions of PAMC
17.22.440.
C. Departure Criteria. Departures from the above standards that feature the ! symbol will
be considered per PAMC 17.22.040, provided the alternative proposal meets the purpose of
the standards and the following criteria:
1. Façade transparency. Façade transparency may be reduced from the minimum by 50
percent if the façade design provides visual interest to the pedestrian and mitigates the
impacts of blank walls.
2. Parking location. For multi-building developments, an additional 10% of the lot frontage
may be occupied by off-street parking and driveways, provided design treatments
(beyond minimum standards) are included that successfully mitigate the visual impact
of parking areas on the streetscape.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 111
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17.22.150 – Basic block frontage (streets with no designated block frontage).
A. Purpose. Basic block frontages offer greater flexibility in siting off-street parking areas,
while providing visual interest at all observable scales and meet the design objectives of the
city.
B. Applicability. All block frontages in applicable zones that are not designated in the map in
PAMC 17.22.110 are subject to the standards of this section.
C. Standards. Basic block frontages must comply with the standards in Table 17.22.150(C)
below. DEPARTURES will be considered pursuant to PAMC 17.22.040.
Table 17.22.150(C)
Basic block frontage standards.
The ! symbol refers to DEPARTURE opportunities in PAMC 17.22.150(D) below.
Element Standards
Building placement Buildings must either (1) placed up to the sidewalk edge must meet
storefront block frontage standards in PAMC 17.22.120, 130 or 140, or (2).
Buildings not placed up to the sidewalk must featureprovide a 10' minimum
street setback except where greater setbacks are required by the zone.
Building entrances Building entrances facing the street are encouraged. At a minimum, at least one
building entry visible and directly accessible from the street is required. !
Where buildings are setback from the street, pedestrian connections from the
sidewalk are required.
Façade transparency For storefronts, at least 60% of ground floor between 30” and 10’ above the
sidewalk is required. !
Transparency zone standards for other facades/uses:
• BOther buildings designed with non-residential uses on the ground floor
within 10’ of sidewalk, at least 30%. !
• For residential buildings, at least 15%. !
Weather protection At least 3’ deep over primary business and residential entries.
Parking location There are no parking lot location restrictions, except for landscaped buffer
requirements set forth in PAMC 17.22.440240.
Landscaping Building setback areas must be landscaped per PAMC 17.22.435.
Parking lots developed adjacent to the street must comply with landscaping
provisions of PAMC 17.22.4040.
Sidewalk width A 5’ sidewalk accompanied by a minimum 5’ landscape strip is required within
the right-of-way adjacent to the front property line as well as adjoining arterial
corridors.
D. Departure Criteria. Departures from the above standards that feature the ! symbol will
be considered per PAMC 17.22.040, provided the alternative proposal meets the purpose of
the standards and the following criteria:
1. Façade transparency. Façade transparency may be reduced from the minimum by 50
percent if the façade design provides visual interest to the pedestrian and mitigates the
impacts of blank walls.
2. Sidewalk Width. Alternative designs may be considered where topographical challenges
or approved city streetscape plans with different sidewalk standards exist. Alternative
Commented [EGM46]: Does not make sense as
drafted.
Commented [EGM47]: This does not make sense as
drafted.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 112
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designs must be able to accommodate safe and comfortable pedestrian traffic. Commented [EGM48]: PA is not Palm Springs. It is
cold in the winter and windy in the summer. Requiring
ALL sidewalks to accomodate outdoor seating and
dining is absurd, wasteful and damaging to the City.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 113
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17.22.160 – High visibility corner standards.
A. Description/purpose. The high visibility corner requirements apply to those sites
designated on block frontage maps in PAMC 17.22.110. The purpose is to accentuate
street corners with high visibility to the public. Corners may cease to be high visibility
corners, or new high visibility corners added, by amendment to the block frontage map in
PAMC 17.22.110.
B. Designation criteria. High visibility corners may be were designated based onin:
1. Special high visibility intersections in Port Angeles.
2. Intersections with a high level of current and/or envisioned pedestrian activity.
C. Standards. Sites located on high visibility corners must meet the following requirements:
1. Buildings must be located within 20 feet of the street corner.
2. At least one of the following special features must be included:
a. Corner plaza.
b. Cropped building corner with a special entry feature.
c. Decorative use of building materials at the corner.
d. Distinctive façade articulation.
e. Sculptural architectural element.
f. Other decorative elements that meet the purpose of the standards.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 114
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Figure 17.22.160
High visibility corner examples.
Building A includes a corner tower and change in materials. Building B feature cropped building corners with a change in
materials and decorative elements. Building C uses a decorative canopy. Building D uses a change in material color and
façade articulation at the corner. Building E incorporates a plaza at the corner. Image F shows a decorative landscaped
area with a trellis and neighborhood gateway sign.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 115
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17.22.170 – Ground floor residential frontage standards.
A. Purpose. The purpose of these standards is to:
1. Enhance the privacy and security of residents living on the ground floor.
2. Provide an effective visual and physical transition between the public realm and the
private realm.
3. Enhance the relationship between the building and the street through high-quality
landscape and architectural design.
B. Applicability. All developments with ground-floor residential uses adjacent to public streets
must comply with the frontage standards in this section.
C. Standards. Design treatments must be integrated to enhance the character of the public
and semi-public realm while respecting the privacy of adjacent residential units. Design
criteria applicable to ground-floor residential frontages are as follows:
1. Direct access. All units abutting public sidewalks are encouraged to have individual
ground-floor entries directly accessible to the sidewalk.
2. Unit setback and elevation. Provide privacy for people living in the adjacent dwelling
units and ensure the applicable street environment is comfortable through all of the
following measures:
a. Provide a 5-feet minimum setback from public sidewalks, unless a greater setback is
required per applicable block frontage standards.
Figure 17.22.170(C)(2)(a)
Minimum setback between a ground floor residence and public sidewalk.
b. Where the façade is within ten feet of a street, the ground level of dwelling units
must be raised from three to five feet above the level of the corresponding sidewalk.
On sloped sites, the minimum and maximum heights must be calculated using the
average ground elevation at perimeter walls as determined by the final grade noted
on the building plan.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 116
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Figure 17.22.170(C)(2)(b)
Dimensional standards for elevating residential units near public streets.
Façade setback Elevate the ground level of adjacent residential units
Front façade:
< 10’ from sidewalk (along a public street); or
< 5’ from an internal walkway or open space
3-5’ above the grade of the public street
Front façade:
10-15’ from sidewalk (along a public street); or
5-10’ from an internal walkway or open space
2.5”-5’ above the grade of the public street
3. Enhance the privacy of residents and provide an effective transition between the public
and private realm by integrating all of the following measures:
a. Provide a physical “threshold” feature, such as a hedge, retaining wall, rockery, stair,
gate, railing, or a combination of such elements on private property that defines and
bridges the boundary between public right of way and the any private entry, porch,
yard, or patio. Thresholds may screen, but not completely block, views to and from
the public and semi-public realm areas. !
b. Provide an outdoor space at least four feet-deep and six-feet wide (24-square feet
minimum area) in the front setback, such as a porch, patio, deck, or stoop. Where
feasible, this space must be at the same level as the interior of the unit. !
Overhead building projections may cantilever over the outdoor space by up to 50-
percent of the minimum ground level setback to public and private realm areas.
c. Where there is an external entry to a unit, pProvide a covered area, porch or
protected entry space, or other architectural weather protection at least three feet
deep that provides cover for a person entering the unit and a transitional space
between outside and inside the dwelling.
d. Landscaping planters (in-ground or constructed and raised) must be integrated into
transitional areas between the dwelling unit and the adjacent public and semi-public
realm areas (see the figures below for examples). !
e. DEPARTURES may be proposed for the design criteria in subsection (3) above
featuring the symbol ! provided the design enhances the privacy of adjacent units
and provides an effective and attractive transition between the public and private
realm.
4. See section PAMC 17.22.330 for window design standards.
Commented [EGM49]: Simplify this table. The two
rows differ only by 6"!
Commented [EGM50]: These often end up neglected,
leaf filled and harm the streetscape.
Commented [EGM51]: I recommend deleting .330. But
even if retained, inluding a reference to it here is not
needed.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 117
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Figure 17.22.170(C)(3)(a)
Examples of ground-level residential frontages.
The above images show ground-level residential frontages with setbacks of approximately 10’ (left image) and 5’ (right
image) along different street frontages for the same corner apartment building. These ground level units all have their
own private unit access from the sidewalk and are elevated above the sidewalk to enhance the privacy to the units. The
landscaping elements, brick posts, split-faced concrete block stoop walls, and black metal railings help to provide an
attractive and effective transition between the public and private realms.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 118
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Figure 17.22.170(C)(3)(b)
Additional examples of ground-level residential frontages.
Good examples: Image A includes a stoop design with brick terraced planters and low wrought iron fences. Images B and C
include stoop designs with sidewalk level planters and concrete terrace planters.
Bad examples: Despite the raised ground level, the setback design in Image D is insufficient to meet the intent of the
standards. In Image E, the upper level building cantilever doesn’t meet the standards and creates a cold “cave stoop” like
form. The large areas of unscreened concrete walls in both examples are undesirable.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 119
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17.22.180 – Where properties front onto multiple streets.
Where a property fronts onto more than one street and each street has a different frontage
designation, each building frontage must comply with the standards for the block frontage
upon which it fronts, with the following clarifications and exceptions:
A. Conflicts. Where a conflict exists between frontage standards, the Director will apply the
standards of a block frontage pursuant to the following order of preference:
1. Storefront.
2. Mixed.
3. Landscaped.
4. Basic.
Subsections (B-E) below clarify how the order of preference works for particular frontage
elements.
B. Building Location. For corner sites with Landscaped block frontage on one street and
Storefront or Mixed on another, a Storefront frontage may wrap around the corner (on the
Landscaped block frontage side) for up to a half block width or no more than 120 feet
(whichever is more).
C. Entrances. For corner sites, entrances on both streets are encouraged, but only one
entrance is required. For corner sites with frontage on a Storefront block frontage on one
side, an entrance must be placed on the Storefront block frontage side. For corner sites
with a mix of designations that do not include a Storefront block frontage, the entry must
be placed on the side listed first in the order of preference identified above. An entrance at
the building corner and facing an intersection must be permitted under any of the above
scenarios.
DEPARTURES may be considered, provided the location and design of the entry and block
frontage treatments are compatible with the character of the area and enhance the
character of the street.
D. Transparency. For corner sites, at least one block frontage must meet the applicable
transparency standards (based on the order of preference above). For the second block
frontage, the Director may approve a reduction in the minimum amount of transparency by
50 percent. For street corners with the same designations on both frontages, buildings must
employ the full transparency on the dominant frontage (based on the frontage width or
established neighborhood pattern).
Parking. Surface parking must meet the design criteria of one or the other block frontage.
(including ground floor parking in a structure) Parking adjacent to a Major Sstreet corner is
not allowed. , except:
0. On corner lots with Basic frontages on both streets.
0. On corners with other combination of block frontages, except those with a Storefront
designation, via a DEPARTURE and subject to the applicable departure criteria.
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Figure 17.22.180
Examples of ground-level residential frontages.
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17.22.200 – Purpose.
Site Planning Standards
A. To promote thoughtful pedestrian-oriented layout of buildings, parking areas, and
circulation, service, and on-site amenity elements.
B. To promote compatibility between developments and uses.
C. To enhance the circulation, access, and service areas of developments.
17.22.210 – Side and rear-yard setbacks.
A. Purpose.
1. To promote the functional and visual compatibility between developments.
2. To protect the privacy of residents on adjacent properties.
B. Side and rear setback standards. Table 17.22.210(B) below sets forth17.20.040
establishes minimum side and rear-yard setbacks in all zones as being between zero and
15-feet. The provisions below clarify specific such setback requirements:
Table 17.22.210(B)
Minimum side- and rear-yard setbacks.
Context Min. Setback
Two options for 0’ setbacks when allowed by applicable zoning district in
Table 17.20.040:
(1) Buildings adjacent to an alley when permitted in applicable zoning
district; or
(2) Window-less firewalls along other either side or rear property lines for
storefront buildings located on and complying with Storefront or Mixed
block frontages. Such firewalls are limited in height to 25’ in the CSD
and CA zones.
0’
When required per subsection (C) below for light and air access and privacy
along the side and rear property lines.
15’
All other contexts (other than the two situations noted above) 5’
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C. Light and air access and privacy along the side and rear property lines. Buildings or
portions thereof containing multifamily dwelling units whose only windows face the interior
side or rear property line must be set back from the applicable property line at least 15 feet.
DEPARTURES will be considered where it is determined that the proposed design will not
create a compatibility problem based on the unique site context.
Figure 17.22.210(C)
Light/air access and privacy standards for multifamily residential buildings along
interior side and rear property lines.
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17.22.220 – Public space.
Public space refers to publicly accessible pedestrian-oriented spaces that are integrated into
non-residential or mixed-use developments.
. Purpose.
0. To provide plazas that attract shoppers to commercial areas.
0. To provide plazas and other pedestrian-oriented spaces in commercial areas that
enhance the employees’ and public’s opportunity for active and passive activities, such
as dining, resting, people watching, and recreational activities.
0. To enhance the development character and attractiveness of commercial development.
. Applicability.
Public space is required for all new non-residential and mixed-use use development with more
than 10,000 square feet of gross floor area.
. Required size of space. Provide usable on-site public space equal to at least two percent of
the development site and meeting the design requirements of subsection (D) below. The
required area may consist of a single space or multiple spaces.
Figure 17.22.220(C)
Required size of public space.
Commented [EGM52]: Costly to set aside the land.
Design constraining. Costly to build. Costly to
maintain. Attract vagrants. Not needed to achieve an
attractive city.
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. Public space design standards.
0. Required features.
. The space or spaces must abut a public sidewalk or other major internal pedestrian
route and be designed to function as a focal point and gathering spot.
. The space(s) must be ADA compliant and generally level with the adjacent sidewalk
or internal pedestrian route. Steps, ramps, and grade changes may be acceptable,
provided the outdoor space is designed to be visually and physically accessible from
the adjacent sidewalk or internal pedestrian route and the space meets all other
standards herein.
. The space must feature no dimension less than 15-feet to provide functional leisure
or recreational activity. Exception: Portions of sidewalk area widened beyond
minimum standards may qualify as publicly accessible outdoor space, provided
storefronts abut the sidewalk.
. The space must be publicly accessible every day from 6AM to 10PM.
. Large spaces (larger than 5,000 square feet) must be designed to be multi-functional
to accommodate a variety of uses and activities.
. The space must be framed on at least one side by a building that is oriented towards
the space (via entries and generous façade transparency). DEPARTURES will be
considered for unique configurations or designs that meet the purpose of the
standards.
. Permanent weather protection along at least 50-percent of building edges at least
six feet deep with horizontal clearance between eight and 15 feet must be
integrated.
. Paved walking surfaces of either concrete or approved unit paving are required.
Form-in-place pervious concrete paving is allowed. Gravel surface areas may be
allowed for special seating areas.
. Pedestrian amenities must be integrated into the space. Examples include, but are
not limited to, site furniture, artwork, drinking fountains, shade structures kiosks, or
other similar features that complement the space and encourage use of the space
by a variety of users. Sensory experiences may vary with the season, with water
being present in the summer and a fire lit in the winter.
. Lighting is required and integral to the design of the space for (1) safety and security,
(2) intended activities or events, and (3) creating a distinct and inviting atmosphere.
Lighting must conform to PAMC 17.22.270.
. At least one individual seat per 60-square feet of plaza area or open public space is
required. At least 50-percent of the required seating must be built-in seating
elements, while provisions for moveable seating may be used for the remaining
percentage. Two-feet of seating area on a bench or ledge at least 16-inches deep at
an appropriate seating height qualifies as an individual seat. Reductions of up to 50-
percent will be considered for the integration of specialized public open spaces that
meet the purpose of standards herein.
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. Landscaping components that add visual interest and do not act as a visual barrier
must be integrated into the space. Such components can include, but are not limited
to, trees, planting beds, raised planters, and potted plants.
. Stormwater management elements and LID BMPs, like rain gardens, may be
integrated into the design of the space and may occupy up to 25-percent of the
required space. Where multiple publicly accessible open spaces are included within
a development, this standard applies to all such space combined, to allow flexibility
in the design of individual spaces.
0. Prohibited features.
. Large expanses of uninterrupted paving or paving without pattern.
. Asphalt paving.
. Service and utility areas or venting of mechanical systems.
. Long, narrow space with limited access.
. Adjacent chain-link fences.
. Adjacent “blank walls” without “blank wall treatment” (PAMC 17.22.350).
. Outdoor storage.
Figure 17.22.220(D)
Public space examples.
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Figure 17.22.220(D)
Public space examples.
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17.22.230 – Residential amenity space.
Residential amenity area refers to spaces that are integrated into residential or mixed-use
developments primarily enjoyed by on-site residents for recreational and social uses.
. Purpose.
0. To create usable amenity space that is suitable for leisure or recreational activities for
residents.
0. To create amenity space that contributes to the residential setting.
. Applicability. Residential amenity space meeting the standards of this section is required
for all new:
0. Multifamily development.
0. Mixed-use development with residential dwellings.
0. Senior housing and other age-restricted facilities.
. Amount required. Applicable developments are required to provide residential amenity
space equal to a minimum of:
0. 100 square feet per dwelling unit for studio and one-bedroom dwellings.
0. 150 square feet per dwelling unit for dwellings with two or more bedrooms.
Commented [EGM53]: These requirements directly and
materially increase the cost of residential development.
If we want more and cheaper housing in PA, don't
require costly expenditures as a hurdle to building
residential units.
NOTE: Both requirements above are cumulative and would need be met through amenity spaces
located throughout a building/development. Keep in mind that such space must meet the quality
standards below and that amenity space is not simple landscaping.
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. Amenity space types.
0. The following table illustrates the types of residential amenity spaces that may be used
to meet the requirements in subsections (B) and (C) above.
Table 17.22.230(D)
Public space examples.
Residential amenity space type Percentage of required
amenity space
Cross-reference to applicable
design standards
Common outdoor recreation areas Up to 100% PAMC 17.22.230(E)(1)
Shared roof decks Up to 50% PAMC 17.22.230(E)(2)
Private ground level open space
(applicable only to adjacent dwelling
units)
Up to 100% PAMC 17.22.230(E)(3)
Private balconies (applicable only to
adjacent dwelling units)
Up to 25% PAMC 17.22.230(E)(4)
Shared indoor recreation areas Up to 25% PAMC 17.22.230(E)(5)
Children’s play areas Required for developments with
greater than 75 units
PAMC 17.22.230(E)(6)
0. Large multi-phase developments under single ownership. Each phase of development
must meet the minimum residential amenity space requirements herein. Developments
have the option to integrate a surplus of usable on-site open space in early phases and
apply the surplus space towards meeting the requirements for subsequent phases,
provided all applicable regulations are met.
. Residential amenity space design standards.
0. Common outdoor recreation areas. Such spaces are internal to a development and
accessible to all tenants of a development, but may not be accessible to the general
public. Exception: For mixed-use buildings with commercial and residential uses, the
private internal common areas only need to be accessible to residents of the building.
Examples include, but are not limited to, include landscaped courtyards, decks, entrance
plazas, gardens with walkways, children’s play areas, swimming pools, and water
features. Accessible areas with native vegetation and areas used for storm water
retention, infiltration, or other multipurpose recreational and/or green spaces that meet
the design criteria herein may qualify as common outdoor recreation area.
Design criteria include all of the following:
. The areas must be accessible to all residents of the development.
. The minimum area is 500-square feet. The space must feature dimensions
necessary to provide functional leisure or recreational activity (unless otherwise
noted herein).
. Shared porches may qualify as recreation area, provided they are at least eight-feet
in depth and 96-square feet in area.
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. Required setback areas do not count as common outdoor recreation areas, except
for building entry plazas located in front setbacks. Vehicular circulation areas do not
count as common outdoor recreation areas.
. The area must be located in accessible areas that are visible from units within the
development.
. The area must feature paths, walkable lawns, landscaping, seating, lighting, play
structures, sports courts, or other pedestrian amenities to make the area more
functional and enjoyable for a range of users.
. The area must be separated from ground level windows, streets, vehicular
circulation areas, service areas, and parking lots with landscaping, fencing, and/or
other acceptable treatments that enhance safety and privacy for both the recreation
areas and dwelling units.
. Stairways and service elements located within or on the edge of the space are not
included in the recreation area calculations.
. Natural, artificial, and stormwater ponds may be included in the shared open space.
A maximum of 50 percent of the pond surface area, as measured when the pond is
at its maximum designed depth, may be counted towards the minimum
requirements of subsection (C) of this section. Ponds must be integrated with trails
and other features listed above to qualify as shared open space.
. Any children’s play areas integrated as a part of a common outdoor recreation area
must meet the standards of subsection (6) below.
DEPARTURES will be considered for the standards above provided they meet the
purpose of the standards and fill a recreational need for the residents of the
development. The use and design of the space must be integrated with the surrounding
site and building features in a manner that is complementary to the development and
any adjacent streetscape.
Figure 17.22.230(E)(1)
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Figure 17.22.230(E)(1)
Common outdoor recreation area examples.
Image A includes a combination of open lawn area for informal recreation plus walkways and decorative landscape areas to
enhance the setting for residents. Image B is a courtyard with includes walkways, seating areas, landscaped beds, and semi-
private spaces for adjacent ground level units. Image C includes a covered gathering space with outdoor grills adjacent to a
landscaped commons with a central walkway. Image D includes a common green area and separate fenced off-leash dog
area.
0. Shared roof decks. Such spaces are a type of private internal common area located on
the top of buildings or intermediate levels (e.g. upper floor building facade step-back
areas) and are available to all residents. Examples of amenities include, but are not
limited to, cooking and dining areas, seating areas, gardening areas, water features, and
pet play areas. Shared rooftop decks must meet the following design standards:
. Must be available to all residents.
. Space must feature hard-surfacing and provide amenities that encourage use, such
as seating, outdoor grills, and weather protection elements.
. Space must integrate landscaping elements that enhance the character of the space
and encourage its use.
. Space must incorporate features that provide for the safety of residents, such as
enclosures, railings, and appropriate lighting levels.
Figure 17.22.230(E)(2)
Shared roof deck examples.
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0. Private ground level open space. This space is adjacent and directly accessible to the
subject unit. Examples include yards, stoops, and porches. Private ground level open
space must meet the following design standards:
. Such open spaces must be enclosed by a fence and/or hedge at least 32 inches in
height to qualify, but no higher than 42 inches when adjacent to a street, common
outdoor recreation area, or public space (see the sight obstruction height limits of
the Port Angeles Urban Services Standards and Guidelines Manual when near an
intersection). Taller privacy screens between units are acceptable.
. Private porches that face a street or a publicly accessible common area may qualify
as amenity space, provided they are at least 54-square feet in area, with no
dimension less than six-feet.
. Ground level private open space in excess of minimum requirements in subsection
(b) above must not be used in the calculations for determining the minimum useable
open space requirements for other units in the development [per PAMC
17.22.230(C)].
Figure 17.22.230(E)(3)
Private ground level open space examples.
0. Private balconies. This space is adjacent and directly accessible to the subject unit.
Private balconies must meet the following design standards:
. Private balconies in mixed use or multifamily developments should be at least
partially recessed into the building façade, when provided, and integrated into the
building design to provide protection from the weather.
. Balconies must be at least 36 square feet in area with no dimension less than six
feet to qualify as amenity space.
. Individual balconies larger than the minimum size requirements in the preceding
subsection (b) must not be used in the calculations for determining the minimum
useable open space requirements for other units in the development [per PAMC
17.22.230(C)].
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Figure 17.22.230(E)(4)
Private balcony examples.
0. Shared indoor recreation areas. Examples include, but are not limited to, multi-purpose
entertainment space, fitness center, movie theater, kitchen, library, workshop,
conference room, or similar amenities that promote shared use and a sense of
community. Shared indoor recreation areas must meet the following design standards:
. The space must be accessible to all residents of the development.
. The minimum area is 250 square feet. The space must feature dimensions necessary
to provide functional leisure or recreational activity (unless otherwise noted herein).
. The space must be located in a visible area, such as near an entrance, lobby,
elevator bank, or high traffic corridors.
. The space must be designed specifically to serve interior recreational functions and
not merely be leftover unrentable space used to meet the open space requirement.
Such space must include amenities and design elements that will encourage use by
residents.
Figure 17.22.230(E)(5)
Shared indoor recreation area examples.
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0. Children’s play areas. Any children’s play areas integrated as a part of a shared
residential amenity space must meet all the following design standards (in addition to
the design standards listed above):
. The minimum area is 400 square feet.
. Measures necessary to protect children’s safety from vehicular traffic must be
included, such as low fencing or landscaping to provide a physical barrier around the
perimeter.
. Shade and rest areas for supervision must be provided by using deciduous
landscaping, architectural elements (including but not limited to pergolas or
shelters), or other means.
. Natural, creative play elements should be provided, such as ground slides from one
level to another, tricycle tracks, swings hung from arbors or trees, paths that
meander and are of varying materials and widths, water that can be manipulated,
outdoor rooms made from landscape or rocks, and berms and hills.
. Play areas must be designed for a variety of ages, activities, and motor skills.
. Play areas must be located in areas that are highly visible to residents.
Figure 17.22.230(E)(6)
Children’s play area example.
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17.22.240 – Internal pedestrian access and design.
A. Purpose.
1. To improve the pedestrian and bicycling environment by making it easier, safer, and
more comfortable to walk or ride among residences, to businesses, to the street
sidewalk, to transit stops, through parking lots, to adjacent properties, and connections
throughout the city.
2. To enhance access to on- and off-site open space areas and pedestrian/bicycle paths.
B. Access to sidewalk. All buildings must feature pedestrian connections to a sidewalk per
applicable block frontage standards in PAMC 17.22.100-170. See subsection (D) below for
walkway design standards.
Figure 17.22.240(B)
Examples of direct pedestrian access to buildings from the street.
C. Internal circulation.
1. For sites with multiple buildings:
a. Pedestrian paths connecting businesses and residential entries on the same
development site must be provided. Routes that minimize walking distances must
be utilized to the extent practical.
DEPARTURES will be considered where an indirect route would enhance the design
and/or use of a common usable open space. See subsection (D) below for walkway
design standards.
b. Pedestrian connections must be made at intervals no greater than 250 feet.
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Figure 17.22.240(C)(1)
Example site plan with internal and external pedestrian connections.
2. Sites with residential units. Direct pedestrian access must be provided between all
ground level unit entries and a public street or to a clearly marked walkway network or
open space that has direct access to a public street. Residential developments must
provide a pedestrian circulation network that connects all main entrances on the site to
other areas of the site, such as:
a. Parking areas.
b. Recreational areas.
c. Common outdoor areas.
d. Any pedestrian amenities.
For townhouses or other residential units fronting the street, the sidewalk may be used
to meet this standard.
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Figure 17.22.240(C)(2)(a)
Direct walkways between the street and dwelling units are required.
The entries of the example on the left connect directly to a public sidewalk while the entries in the right example connect
to a common path that extends to the sidewalk.
Figure 17.22.240(C)(2)(b)
Examples of attractive pedestrian connection through a residential development.
3. Crosswalks. Crosswalks are required when a walkway crosses an on-site paved area
accessible to vehicles.
a. Appearance. All crosswalks must contain contrasting material (such as concrete)
and/or patterns (such as stamped asphalt), excluding painted surfaces.
b. Raised crosswalks (speed tables). On sites larger than one acre, all crosswalks near
major building entrances, parking garage entries, vehicular entries to the site, and
other high-traffic areas must be vertically raised to sidewalk level. The purpose of
raised crosswalks is to provide a continuous walking or rolling surface, increase the
visibility of pedestrians, and slow the speed of vehicular traffic. This requirement
does not apply to crosswalks crossing public roadways.
4. Pedestrian walkways through parking lots. Developments with 50 or more parking
spaces must include specially marked or paved walkways through parking areas. At least
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one walkway must be provided for every four rows of parking, or at a maximum spacing
of 200 feet. The walkways must provide a safe connection to the building entrance and
meet the walkway design standards in subsection (D) of this section. See examples
below.
Figure 17.22.240(C)(4)
Parking lot pedestrian walkway standards and examples.
Note the location of the parking lot walkway in the upper right example (connecting shops in one building to the main
entry of a grocery store).
Note in both examples that the concrete walkway extends into the vehicular area to provide a highly visible and safe
crosswalk.
5. Connections to adjacent properties (including parks and trails). Except when adjacent
properties have less than five dwelling units, pedestrian walkways that connect to
adjacent properties must be provided. Public sidewalks in the right-of-way must not
count towards this requirement.
DEPARTURES will be considered where it is determined that internal connections are not
necessary or practical due to lot depths, steep slopes, or other contextual challenges.
7.5. Barriers that limit future pedestrian access are prohibited. Gates that limit access to
employees and residents are permitted. See subsection (D) below for walkway design
standards.
Commented [EGM54]: The marketplace will determine
if these should be built. Requiring them is
unnecessary, drives up cost, and sometimes would be
very harmful - think $1m townhouses built with a
required connection through a back property line to
Section 8 housing.
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D. Walkway design.
1. All internal pedestrian walkways must have a minimum six-feet-wide unobstructed
walking surface, except where wider walkways are prescribed elsewhere in this chapter
or where the applicable uses and context dictate wider walkways.
2. Where a pedestrian walkway is adjacent to perpendicular or angled parking, wheel stops
are required to prevent encroachment of parked vehicles over the walkway. In lieu of
wheel stops, an extra two feet of walkway width must be provided. See PAMC
17.22.250(B) for other situations in which wheel stops or curbing may be required.
3. Pedestrian walkways must be separated from structures by at least three feet for
landscaping except where the adjacent building façade meets the storefront block
frontage standards per PAMC 17.22.120.
DEPARTURES will be considered where other landscaping and/or façade design
treatments to provide attractive walkways are proposed. Examples include, but are not
limited to, sculptural, mosaic, bas-relief artwork, or other decorative treatments that
meet the purpose. Figure 17.22.240(D)(3) below provides one example.
Figure 17.22.240(D)(3)
Standards for pedestrian walkways adjacent to buildings.
Internal walkways adjacent to building walls that do not meet storefront façade standards must provide at least three feet
of landscaping to enhance the character of the walkway. The reviewing authority will consider alternative treatments,
such as decorative walls (right example).
4. Where walkways are between a parking lot and a multi-tenant commercial or mixed-use
building which is 100 feet or more long, walkways must feature a 12-foot wide sidewalk
with the following features:
a. Eight feet minimum unobstructed width.
b. Trees placed at an average of 50 feet on-center and placed in grates or in planting
strips as set forth in subsection (c) below.
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DEPARTURE: Breaks in the tree coverage will be considered near building entries to
enhance visibility.
c. Planting strips may be used between any vehicle access or parking area and the
walkway; provided, that the trees required above are included, the walkway meets
the applicable width standards herein, and the combined walkway and planting strip
is at least 12 feet wide.
d. See also PAMC 17.22.250(F) for applicable internal roadway design standards.
Figure 17.22.240(D)(2)
Example of a successful pedestrian sidewalk between parking lot and storefront.
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17.22.250 – Vehicular circulation and parking.
The standards herein supplement the provisions of the Port Angeles Urban Services Standards
and Guidelines Manual. Where there is a conflict, the provisions herein apply, except that the
City Engineer may override this requirement and apply the Public Works standard for a
driveway if the Public Works Director finds that a failure to apply the Public Works standards
will result in a threat to public safety.
A. Purpose.
1. To create a safe, convenient, and efficient network for vehicle circulation and parking.
2. To enhance the visual character of interior access roads.
3. To minimize conflicts with pedestrian circulation and activity.
B. Driveways. Driveways must meet the standards of the City of Port Angeles Urban Services
Standards and Guidelines Manual, including, but not limited to, standards for intersection
spacing, distance from crosswalks, and width.
C. Parking entry location. Parking lot and parking garage entries must provide vehicular
access in the following order of preference:
1. Alleys.
2. Basic block frontage streets.
3. Landscaped block frontage streets.
4.2. Mixed block frontage streets.Streets
See related standards for parking and driveway location under Chapter 17.22 PAMC, Block
Frontage Standards.
D. Garage entries and pedestrian safety.
1. Parking garage entries must be well-integrated into the design of the building and must
not dominate the streetscape. They should be designed and sited to complement, not
subordinate, the pedestrian entry.
2. Where vehicles enter and exit a parking garage across a sidewalk or internal path, direct
visibility between pedestrians and motorists must be provided. Treatments must
include setback entries, cropped wall corners, wall openings, or other treatments to
enhance safety and visibility. Treatments should also include pavement markings or
changes in pavement materials. Mirrors and electronic visual/audio warnings alone
must not be acceptable methods of visibility.
3. Parking garage entries are encouraged to have flat driveways behind the sidewalk for
the length of at least one vehicle in order to enhance visibility between pedestrians and
motorists exiting the garage. Steeply sloping driveways immediately adjacent to a
sidewalk or internal path require greater application of visibility treatments described in
(D)(2) above.
4. Garage entry doors and gates, if provided, must be at least 50 percent transparent
between the bottom and top of the door or gate in order to enhance the safety of
garage users.
Commented [EGM55]: Yes, favor alleys over streets.
But beyond that, let developers figure it out!
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Public Comments by Date Received
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Figure 17.22.250(D)
Acceptable parking garage entry/exit examples.
Left: This commercial/loading entry has cropped corners that are also utilized for store windows. Right: This residential
garage has a setback and cropped corners on both sides that are also integrated into the design of the building façade
above.
E. Drive-throughs.
Drive-through facilities are accessory to permitted uses. This includes drive-through lanes and
service windows for restaurants, banks, pharmacies, and other commercial uses.
1. Where permitted.
a. CA, CSD, CO, and CN zones. Permitted, provided the standards of this section are
met.
b. Drive-throughs are prohibited in the CBD zone, except for ticket kiosks at ferry
terminals and parking facilities.
2. Block frontage standards.
a. Parking areas. For the purpose of complying with the Landscaped or Mixed block
frontage standards in PAMC 17.22.130-140, drive-through lanes are considered a
parking area and are calculated as part of the parking area along the frontage.
Exception: In the CA zone, drive-through lanes are not considered a parking area.
b. Facades must comply with transparency requirements for the applicable block
frontage in PAMC 17.22.130-140.
3. Screening. Drive-through lanes, including waiting and holding lanes, must be buffered
from the street and internal walkways by one of the design options set forth in Table
17.22.250(E)(2) below:
Table 17.22.250(E)(3)
Drive-through lane screening standards and options.
When adjacent to a street When adjacent to an internal walkway
10’ wide planting strip with Type B or C landscaping per
PAMC 17.22.425
5’ wide planting strip with Type B or C landscaping per
PAMC 17.22.425.
5’ wide planting strip with Type B or C landscaping per
PAMC 17.22.425 combined with a wall at least 3’ high
A wall at least 3’ high constructed of brick, stone or siding
materials that matches the principal walls of the building.
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Table 17.22.250(E)(3)
Drive-through lane screening standards and options.
constructed of brick, stone, or siding materials that
matches the principal walls of the building.
4. Pedestrian access. Drive-through lanes must not prevent pedestrian access between a
public sidewalk and on-site buildings. Designated walkways must not be located within
required stacking space. See Figure 17.22.250(E)(4) for an example.
5. Noise. Noise from drive-through speakers must not be audible from adjacent residential
properties. See also Chapter 15.16 PAMC for noise control standards.
Figure 17.22.250(E)(5)
Drive-through example.
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17.22.260 – Service areas and mechanical equipment.
A. Purpose.
1. To minimize adverse visual, odor, fumes, and noise impacts of mechanical equipment,
utility cabinets and other service areas at ground and roof levels.
2. To provide adequate, durable, well-maintained, and accessible service and equipment
areas.
3. To protect residential uses and adjacent properties from impacts due to location and
utilization of service areas.
B. Location of ground-level service areas and mechanical equipment. Ground-level
building service areas and mechanical equipment includes loading docks, trash collection
and compactors, dumpster areas, storage tanks, electrical panelsequipment, HVAC
equipment, and other utility equipment. If any such elements are outside the building
envelope at ground level, the following location standards apply:
1. Service areas must be located for convenient service access while avoiding
minimizing, to the extent reasonably practicable, negative visual, auditory, olfactory,
or physical impacts on the streetscape environment and adjacent residentially
zoned properties.
2. Service areas, if must not be visible from the sidewalk and adjacent properties. Where
the Director finds that the only option for locating a service area is an area visible from a
public right-of-way, resident/customer parking area, internal walkway or pedestrian
area, or from an adjacent property, the service area must be screened with the
structural and landscaping screening measures provided in subsection (C) below.
3. Service areas for multiple users or tenants must be co-located or consolidated to the
extent practical.
4. Service areas must be sited for alley access if available. Service elements accessible from
an alley are exempt from the screening requirements of this section.
5. All service areas, including but not limited to Ttrash collection areas, must include
roofs or overhead weather protection and must meet required stormwater
standards. Drainage must be designed to meet applicable NPDES standards.
6. Exterior loading areas for commercial uses must not be located within 20 feet of a
residentially zoned property.
DEPARTURE: Exterior commercial loading areas are exempt from this standard if the
reviewing authority finds such a restriction does not allow feasible development and
alternative design measures can successfully mitigate potential negative impacts. For
example, areas and drives may be required to be separated from the residential lot by a
masonry wall at least eight feet high.
7. Other provisions of this section notwithstanding, service areas used by residents must
be located to avoid entrapment areas and other conditions where personal security is
potentially a problem. Pedestrian-scaled lighting or other measures may be needed to
enhance security.
8. Noise-producing mechanical equipment, such as fans, heat pumps, etc., must be located
and/or shielded to minimize sounds and reduce impacts to adjacent dwelling units.
Commented [EGM56]: as originally drafted, this could
have forced some VERY expensive service area
locations, as opposed to some mere screening
measures. Cost MUST be taken into account in all
regulations, or you will kill enterprise.
Commented [EGM57]: As drafted, this would have
required a roof over a propane tank or electric
transformer.
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Public Comments by Date Received
Appendix C - Pg. 144
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9. Dumpster storage areas must be provided for all development, located on site and not
in the public right-of-way, and sized to accommodate the minimum dumpster sizes (as
provided by the Port Angeles engineering standards).
C. Screening of ground-level service areas and mechanical equipment. Where screening
of ground level service areas is required [see subsection (2)(b) of this section], the following
applies:
1. Structural enclosures must be constructed of masonry, heavy-gauge metal, heavy
timber, or other decay-resistant material that is also used with the architecture of the
main building. Alternative materials other than those used for the main building are
permitted if the finishes are similar in color and texture, or if the proposed enclosure
materials are more durable than those for the main structure. The walls must be
sufficient to provide full screening from the affected roadway, pedestrian areas, or
adjacent use, but must be no greater than seven feet tall. The enclosure may use
overlapping walls as a screening method. See Figure 17.22.260(C) below.
2. Gates must be made of heavy-gauge, sight-obscuring material. Chain link or chain link
with slats is not an acceptable material for enclosures or gates.
3. Where the interior of a service enclosures is visible from surrounding streets, walkways,
or residential units, an opaque or semi-opaque horizontal cover or screen must be used
to mitigate unsightly views. The horizontal screen/cover should be integrated into the
enclosure design (in terms of materials and/or design).
4. Trash collection points must be located and configured, to the extent reasonably
practicable, so that the enclosure gate swing does not obstruct pedestrian or vehicle
vehicular traffic, or and does not require that a hauling truck project into any public
right-of-way. Screening elements must allow for efficient service delivery and removal
operations.
5. The service area must be paved.
6. The sides and rear of service enclosures must be screened with Type II landscaping at
least fivethree-feet wide in locations visible from the street, parking lots, and walkways
to soften views of the screening element and add visual interest. Plants must be
arranged with a minimum of 50 percent coverage at time of installation and be able to
grow to fully substantially screen or shield the equipment within three years.
DEPARTURES will be considered, provided the enclosure and landscaping treatment
meet the purpose of the standards and add visual interest to site users.
Commented [EGM58]: Without this clause, most 0-
setback buildings would be impossible to construct.
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Public Comments by Date Received
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Figure 17.22.260(C)
Acceptable trash screening enclosures.
All examples use durable and attractive enclosures with trees and shrubs to soften views of the enclosures from the side.
Image C and D use a trellis and weather protection structure on top – a desirable feature particularly where the top of the
enclosures are visible from surrounding buildings, streets, and walkways (due to topography or building heights).
D. Utility meters, electrical conduit, and other service utility apparatus. These elements
must be located and/or designed to minimize their visibility to the public. Project designers
are strongly encouraged to coordinate with applicable service providers early in the design
process to determine the best approach in meeting these standards. If such elements are
mounted in a location visible from the street, pedestrian walkway, common outdoor
recreation area, or shared auto courtyards, they must be screened with vegetation and/or
integrated into the building’s architecture.
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Figure 17.22.260(D)
Utility meter location and screening - good and bad examples.
Place utility meters in less visible locations. Images A and C are successfully tucked away in a less visible location and/or
screened by vegetation. Images B and D are poorly executed and would not be permitted in such visible locations. Such
meters must be coordinated and better integrated with the architecture of the building.
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E. Roof-mounted mechanical equipment.
1. All rooftop mechanical equipment, including air conditioners, heaters, vents, and similar
equipment must be fully substantially screened from public view at the street level and
from rooftop residential amenity spaces. Screening must be located so as not to
interfere with operation of the equipment.
Exception: Roof-mounted wind turbines, solar energy and photovoltaic systems, and
rainwater reuse systems do not require screening.
2. For rooftop equipment, all screening devices must be well integrated into the
architectural design through such elements as parapet walls, false roofs, roof wells,
clerestories, or equipment rooms. Screening walls or unit-mounted screening is allowed
but less desirable. Wood must not be used for screens or enclosures. Louvered designs
are acceptable if consistent with building design style. Perforated metal is not permitted.
3. The screening materials must be of material requiring minimal maintenance and must
be as high as the equipment being screened.
4. Noise producing mechanical equipment, such as fans, heat pumps, etc., must be located
and/or shielded to minimize sounds and reduce impacts to adjacent dwelling units.
Figure 17.22.260(E)
Examples of how to screen roof-mounted mechanical equipment.
The left illustration shows how rooftop mechanical equipment can be located and screened effectively. The right images
shows effective location and screening, including side walls and a trellis to screen views from taller surrounding buildings.
Commented [EGM59]: Perforated metal (galvanized) is
a cost effective weatherproof screening solution.
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Appendix C - Pg. 148
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17.22.270 – Site lighting.
A. Purpose.
1. To ensure that lighting contributes to the character of the streetscape and does not
disturb adjacent developments and residences.
2. Protect against light pollution, thereby reclaiming the ability to view the night sky and
helping to preserve the quality of life and scenic value of this desirable visual resource
throughout the region and nearby natural open spaces.
3. Help protect and enhance human health and wellness and wildlife habitation and
migration by minimizing light pollution and its impact on all forms of life.
4. Promote lighting practices and systems to conserve energy, decrease dependence on
fossil fuels, and limit greenhouse gas emissions.
5. Ensure that sufficient lighting can be provided where needed to promote safety and
security on public and private property, and to allow for reasonable lighting for outdoor
activities.
6. Provide attractive lighting that supports and enhances the urban environment,
emphasizes architectural elements, and encourage pedestrian activity and wayfinding
beyond daylight hours, especially during the long nights of Pacific Northwest winters.
B. Applicability. All new outdoor lighting must comply with the provisions herein, unless
otherwise exempted. This includes, but is not limited to, new lighting, replacement lighting,
additions and alterations, or any other lighting, whether attached to buildings, poles,
structures, the earth, or any other location.
1. The following types of lighting are exempt from the provisions of this section:
a. Lighting solely for signs.
b. Underwater lighting.
c. Temporary and seasonal cord-and-plug portable lighting.
d. Construction or emergency lighting.
e. Outdoor rope and string lights for outdoor seating and gathering areas.
C. General standards.
1. All luminaires must be fully shielded and must not emit direct light into the upper
hemisphere around the luminaire or onto adjacent properties and structures, either
through exterior full cut-off shields or through optics within the fixture. Support and
mounting systems for luminaires must not allow post-installation adjustments that could
defeat compliance of this requirement.
2. City-approved standardized fixtures must be used for sidewalk lighting located within
the right-of-way or publicly accessible easements on private property.
Commented [EGM60]: This would have absurd
outcomes on existing buildings. I might need to
replace one light in a row of 20, and I would not be
allowed to match what is already there.
NOTE: This section builds off existing PAMC 17.14.080(B) and 17.15.080(B). These basic standards
will help curtail nighttime light pollution, a key consideration for Port Angeles’ natural setting and
proximity to Olympic National Park. Light standards also help reduce energy use, promote public
health, preserve wildlife habitat, among other goals listed in the purpose statements.
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3. On-site lighting elements throughout and surrounding the site should be
complementary, including pedestrian walkway, accent and parking lot lighting, and
lighting of adjacent developments and the public right-of-way.
4. Except as provided in this section, outdoor lighting is encouraged to follow the intensity,
technology, and other recommendations of the International Dark Sky Association and
the Illuminating Engineering Society of North America.
Figure 17.22.290(C)
Appropriate exterior light shielding.
D. Height.
1. Freestanding lighting fixtures in parking lots must not exceed 20 feet in height. Lighting
fixtures on the top level of parking garages must not exceed 12 feet in height.
2. Pedestrian scale lighting must not exceed 16 feet in height.
3. Building-mounted exterior lighting, intended to illuminate grade-level, must not be
placed at any point greater than 20 feet above the adjacent grade, except the height
limit is 14 feet when within 100 feet of a residential zone. This standard does not apply
to fully recessed lights, such as when mounted on the underside of a gas station
fueling canopy or a building roof overhang.
Figure 17.22.290(D)
Examples of site lighting.
Commented [EGM61]: This looks like it would prohibit
such things as porch lights, patio lighting, rooftop deck
lightingl when above the 2d story.
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E. Parking lot lighting. Lighting in parking lots must be appropriate to create adequate
visibility at night and evenly distributed to increase security. Lighting must be located so
that trees within the parking lot do not obscure the operation of the light fixture.
F. Lighting color (chromaticity). The correlated color temperature of all outdoor lighting
must be 3,5005,500 Kelvin maximum or lower (refer to American National Standard
Institutes publication C78.377 for guidance on LED lighting). Exceptions may be made for
architectural floodlighting, accent lighting, or outlining.
Figure 17.22.290(F)
Kelvin temperature chart
G. Exterior lighting controls.
1. Automated control systems, such as energy management systems, photoelectric
switches, motion sensors, and astronomic timer switches, must be used to meet the
hours of operation requirements and the technical and energy efficiency requirements
of the applicable Washington State Energy Code.
2. Exceptions:
a. Egress lighting as required by the Building Code.
b. Lighting required for accessibility.
c. Lighting required by statute, law, or ordinance to operate all night.
d. A manual override at each exit door is allowed regardless of automatic control
device.
e. Seasonal holiday lighting and event lighting.
H. Prohibited lighting.
1. Dynamic lighting.
2. Luminaires exceeding 500,000 peak candelas and/or 500,000 lumens.
3. Laser lighting.
4. Any lighting of critical areas.
5. Any lighting that may be confused with warning signals, emergency signals, or traffic
signals.
Commented [EGM62]: 3500k is very yellow, and
provides poor color resolution. Generally commercial
parking lot lighting is 4500-5,500k.
Commented [EGM63]: Not sure where this is coming
from. There are lots of instances a critical area might
need lighting, like a driveway up a steep slope or a
bridge over a ravine that need to be lit. Further, I am
finding no definition of "critical area" in PA code.
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6. Mercury, low pressure sodium, or other light sources in public areas that can impede or
distort the perception of actual colors.
7. Blinking, flashing, intermittent, and/or moving lights unless specifically allowed
elsewhere in the Port Angeles Municipal Code.
8. Lighting permanently attached to trees.
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17.22.300 – Purpose.
Building Design Standards
This section provides standards for the design of buildings consistent with the goals and
policies of the Comprehensive Plan. See the individual “purpose” statements under each
section.
17.22.310 – Building character.
SURVEY RESULTS
[18] Corporate architecture: Prohibit designs that is costly or difficult to convert to other
uses. Where should such a prohibition be applied?
5. Citywide (all commercial zones)
June 9 workshop: 66% / Online SurveyMonkey: 62%
4. Only in Downtown
June 9 workshop: 13% / Online SurveyMonkey: 15%
3. Only in the neighborhood commercial areas (8th Street, C Street, Lauridsen Blvd.)
June 9 workshop: 7% / Online SurveyMonkey: 15%
2. Neutral/unsure
June 9 workshop: 5% / Online SurveyMonkey: 4%
1. Nowhere – this is a bad idea
June 9 workshop: 10% / Online SurveyMonkey: 4%
[19] Architectural Character: Other than corporate architecture, avoid strict design standards
that restrict architecture styles and diversity.
Scoring: 5 = great idea/high priority; 3 = neutral; 1 = very bad idea
June 9 workshop average score: 3.7
Online SurveyMonkey average score: 3.7
MAKERS recommendation: Prohibit corporate architecture in all commercial zones. Do not require
any specific architectural styles for any type of development in any zones.
A. Purpose.
1. To promote buildings with an architectural character that reflects the Port Angeles
aesthetic and is based on human-scaled design details, durable high-quality materials,
sustainable design measures, and responds uniquely to the site’s context.
2. To emphasize that high-quality design is most critical to Port Angeles’ high-visibility sites
and corridors.
3. To avoid generic, corporate architectural design that degrades the character and
identity of Port Angeles.
B. Corporate architecture prohibited. Architecture that is defined predominately by
corporate identity features and is difficult to adapt to other uses is prohibited for the design
of buildings (it may be employed for accessory structures). For example, some franchise
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convenience uses have very specific architectural features (such as a
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distinctive roofline design that functions as a sign) that reinforce their identity. As tenants
change in these types of buildings, these corporate identity features can negatively impact
the character of the area and identity of new tenants. These features can also be very
expensive to reconfigure and adapt to new uses.
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17.22.320 – Building massing and articulation.
A. Purpose. This section contains standards that affect the massing of buildings through
façade design articulation, façade width, and roofline design. The purpose of this section is:
1. To employ architectural elements (like windows, balconies, entries, etc.) that create a
complementary pattern or rhythm, dividing large buildings into smaller identifiable
pieces.
2. To integrate substantial articulated/modulated features on large buildings to break up
the massing and add visual interest.
B. Façade articulation – nonresidential. Nonresidential buildings and nonresidential
portions of mixed-use buildings must include articulation features to create a human-scaled
pattern. For building façades and other building elevations facing parks, containing primary
building entrances, and adjacent to lower intensity zones, at least three articulation features
must be employed at intervals no greater than 30 feet in the CBD, CN, CO, and CSD zones,
and 40 feet in the CA zone.
Articulation features include:
1. Window patterns and/or entries.
2. Use of weather protection features.
3. Use of vertical piers/columns.
4. Change in roofline per subsection (F) of this section.
5. Change in building material or siding style.
6. Other design techniques that effectively reinforce a pattern of small storefronts
compatible with the building’s surrounding context.
For non-storefront building elevations, the following additional features may be used to
meet façade articulation standards:
7. Vertical elements such as a trellis with plants, green wall, or art element.
8. Providing vertical building modulation of at least 12 inches in depth if tied to a change in
roofline per subsection (F) of this section or a change in building material, siding style, or
color.
9. Other design techniques that effectively break up the massing of structures and add
visual interest.
DEPARTURE: Other articulation features may be approved by the Director, provided they
meet the purpose of the standards and the design criteria set forth in subsection (D) of this
section.
Commented [EGM64]: This is ambiguous and should
be revised. Not sure exactly what it is intended to say,
but it does need to be cleared up.
Commented [EGM65]: This simply may not be true.
The building may have large warehouses on either side
of it.
Commented [EGM66]: Just use a single list. It is more
flexible, more elegant and easier for everyone to use.
SURVEY RESULTS
Scoring: 5 = great idea/high priority; 3 = neutral; 1 = very bad idea
[20] Implement basic façade massing & articulation standards for large buildings.
June 9 workshop average score: 4.1
Online SurveyMonkey average score: 4.3
MAKERS recommendation: Move forward with concepts.
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Figure 17.22.320(B)
Nonresidential articulation examples.
The left image uses window patterns, weather protection elements, and roofline modulation. The photo example to the
right also includes window patterns and weather protection along with a change in masonry texture and color to
articulate the façade. The lower example illustrates how a multitenant retail building can successfully be articulated
(windows, weather protection, vertical building modulation, and roofline changes).
C. Façade articulation – residential. Residential buildings and residential portions of mixed-
use buildings must include articulation features at intervals that relate to the location/size
of individual units within the building (or no more than every 30 feet) to break up the
massing of the building and add visual interest and compatibility to the surrounding
context. For building façades and other building elevations facing parks, containing primary
building entrances, and adjacent to lower intensity zones, at least three articulation features
must be employed at intervals no greater than the unit interval or 30 feet (whichever is
less).
For all other building elevations, except firewalls, at least two articulation features must be
employed at intervals no greater than 30 feet.
Articulation features include:
1. Window patterns and/or entries.
2. Use of weather protection features.
3. Use of vertical piers/columns.
4. Change in roofline per subsection (F) of this section.
Commented [EGM67]: needs clarification as to
intended meaning.
Commented [EGM68]: needs clarification as to
meaning
Commented [EGM69]: Use the same list as the prior
section. No reason to use different language here.
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5. Change in building material or siding style.
6. Other design techniques that effectively reinforce a pattern of small residences.
7. Vertical elements such as a trellis with plants, green wall, or art element.
8. Providing vertical building modulation of at least 12 inches in depth if tied to a change in
roofline per subsection (F) of this section or a change in building material, siding style, or
color.
9. Other design techniques that effectively break up the massing of structures and add
visual interest.
DEPARTURE: Other articulation features may be approved by the Director, provided they
meet the purpose of the standards and the design criteria set forth in subsection (D) of this
section.
Articulation features include:
0. Use of windows and/or entries.
0. Change in roofline per subsection (F) of this section.
0. Change in building material, siding style, and/or window pattern.
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0. Providing vertical building modulation of at least 12 inches in depth if tied to a change in
roofline modulation per subsection (F) of this section or a change in building material,
siding style, or color. Balconies may be used to qualify for this option if they are
recessed or projected from the façade by at least 18 inches. Juliet balconies or other
balconies that appear to be tacked on to the façade will not qualify for this option unless
they employ high quality materials and effectively meet the purpose of the standards.
0. Vertical elements such as a trellis with plants, green wall, or art element.
0. Other design techniques that effectively break up the massing at no more than
maximum articulation intervals.
DEPARTURE: Other designs will be considered provided they meet the purpose of the
standards and the design criteria set forth in subsection (D) of this section.
Figure 17.22.320(C)
Residential articulation examples.
Below Image A uses a combination of vertical building modulation, window patterns, material changes, and roofline
modulation. Image B is unacceptable.
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D. Departure criteria associated with articulation standards. Proposals must meet the
purpose of the standards. The following criteria will be considered in determining whether
the proposed articulation treatment meets the “purpose”:
1. The type and width of the proposed articulation treatment and how effective it is in
meeting the purpose of articulation as described in Section A abovegiven the building’s
context.
2. The applicable block frontage designation. Basic block frontages warrant more flexibility
than block frontages designated as mixed or landscaped.
3. The size and width of the building. Smaller buildings warrant greater flexibility than
larger buildings.
4. The quality of façade materials in concert with doors, windows, and other façade
features and their ability to add visual interest to the street from a pedestrian scale and
more distant observable scales.
E. Maximum façade widthBuildings with Very Wide Facades. For most buildings, small
scale articulation techniques are sufficient to reduce the perceived scale of buildings, add
visual interest, and contribute to the pedestrian environment. Larger buildings need more
substantial articulated/modulated features to break up the massing and add visual interest.
This standard applies to building façades and other building elevations facing parks,
containing primary building entrances, and adjacent to lower intensity zones. All applicable
façades and elevations wider than 120 feet in the CBD, CO, CN, and CSD zones and 150 feet
in the CA zone must include at least one of the following features to break up the massing
of the building and add visual interest. Building walls facing alleys, rear or side yards are not
subject to the standards herein, except for zone edge properties, when adjacent to a lower
intensity zone.
1. Provide vertical building modulation at least six feet deep and 15 feet wide. For multi-
story buildings, the modulation must extend through more than one-half of the building
floors.
2. Use of a contrasting vertical modulated design component featuring all of the following:
a. Component extends through all floors above the first floor fronting on the street.
Exception: upper floors that are set back more than ten-feet horizontally from the
façade are exempt.
b. Utilizes a change in building materials that effectively contrasts with the rest of the
façade.
c. Component is modulated vertically from the rest of the façade by an average of six
inches.
d. Component is designed to provide roofline modulation per subsection (F) of this
section.
3. Façade employs building walls with contrasting articulation that make it appear like two
distinct buildings. To qualify for this option, these contrasting façades must employ all of
the following:
a. Different building materials and/or configuration of building materials.
b. Contrasting window design (sizes or configurations).
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4. DEPARTURES will be considered provided the design meets the purpose of the
standards. Supplemental consideration for approving alternative design includes the
following:
a. Width of the façade. The larger the façade, the more substantial articulation/
modulation features need to be.
b. Block frontage designation. Storefront block frontages warrant the most scrutiny
while Basic block frontages warrant more flexibility.
c. The type of articulation treatment and how effective it is in meeting the purpose
given the building’s context.
Figure 17.22.320(E)(1)
Illustrating maximum façade width standards.
The value of X depends on the zone, either 120’ or 150’. See (E) above.
Less than X’ wide: Meets guideline.
More than X’ wide: Does not meet guideline.
Building incorporates a courtyard along the façade (technique #1 noted above) to effectively break it up into smaller
components: Meets guideline.
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Figure 17.22.320(E)(2)
Façade width examples.
The central portion of the left building (Image A) employs substantial horizontal and vertical modulation (from adjacent
building elevation segments), a different mix of façade materials, distinctive rooflines and different window fenestration
techniques to effectively break up the building massing. Image B building employs distinct façades to lend the appearance
that it is several different buildings.
Image C and D buildings feature a combination of modest vertical modulation, roofline modulation, and window
fenestration techniques, but lack the techniques to visually break up its expansive and repetitious façade length.
F. Roofline modulation. In order to qualify as a façade articulation feature in subsections (B),
(C), and (E) of this section, rooflines must employ one or both of the following:
1. For flat roofs or façades with horizontal eave, fascia, or parapet, the minimum vertical
dimension of roofline modulation is the greater of two feet or 0.1 multiplied by the wall
height (finish grade to top of the wall) when combined with vertical building modulation
techniques described in the subsections above. Otherwise, the minimum vertical
dimension of roofline modulation is the greater of four feet or 0.2 multiplied by the wall
height.
2. A pitched roofline or gabled roofline segment (where allowed) of at least 20 feet in
width. Buildings with pitched roofs must include a minimum slope of 5:12 and feature
modulated roofline components at the interval by PAMC 17.22.320(B) and (C) above.
DEPARTURE: Other designs will be consideredmay be approved by the Director provided
the roofline modulation design effectively reduces the perceived scale of the building and
adds visual interest.
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Figure 17.22.320(F)
Acceptable examples of roofline modulation.
Roofline modulation qualifies as an articulation feature when combined with vertical building modulation techniques.
The left building illustrates a pitched roof example and the right building illustrates a flat roof example.
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17.22.330 – Building details.
A. Purpose. This section contains standards that affect the human experience of architecture
at the ground level and the quality of windows. The purpose of this section is:
1. To encourage the incorporation of design details and small scale elements into building
façades that are attractive at a pedestrian scale.
1. To integrate window design that adds depth, richness, and visual interest to the façade.
1. To create clear and welcoming building entries.
A. Façade details – nonresidential and mixed-use buildings. The ground floor of all
commercial and mixed-use buildings must be enhanced with appropriate details.
1. This standard applies to building façades and building elevations facing parks and
containing primary building entrances.
1. All new buildings must employ at least one detail element from each of the three
categories in subsection (C) for each façade articulation interval (see PAMC 17.22.330).
2. All additions associated with Level II and III improvements (see PAMC 17.22.030) must
employ at least one detail element from each of the three categories in subsection (C)
for each façade articulation interval (see PAMC 17.22.330).
For example, a building with 120 feet of street frontage with a façade articulated at 30-foot
intervals will need to meet the standards for each of the four façade segments below.
A. Façade detail categories.
1. Window and/or entry treatment:
a. Display windows divided into a grid of multiple panes.
a. Transom windows.
a. Roll-up windows/doors.
a. Other distinctive window treatment that meets the purpose of the standards.
a. Recessed entry.
a. Decorative door.
a. Other decorative or specially designed entry treatment that meets the purpose of
the standards.
Commented [EGM70]: [SUPER IMPORTANT] This
section adds substantial design and construction cost,
and is deep governmental meddling in the design of
buildings. Let architects and developers do their jobs. SURVEY RESULTS
Scoring: 5 = great idea/high priority; 3 = neutral; 1 = very bad idea
[21] Implement standards requiring a modest minimum number of building details on the
ground floor of commercial and mixed-use buildings.
June 9 workshop average score: 4.0
Online SurveyMonkey average score: 4.3
MAKERS recommendation: Move forward with concepts.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 164
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Figure 17.22.330(B)(1)
Examples of decorative or specially designed windows and entries.
Examples of decorative or specially designed windows and entries. A = openable storefront window. B = transom
windows. C = openable window with decorative details. D = decorative window shades. E = decorative door. F = recessed
entry.
1. Building element, façade attachment, or façade detail:
a. Custom-designed weather protection element such as a steel canopy, cloth awning,
or retractable awning.
a. Decorative building-mounted light fixtures.
a. Bay windows, trellises, towers, and similar elements.
a. Decorative, custom hanging sign(s) (option only available for building remodels).
a. Other details or elements that meet the purpose of these standards.
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Figure 17.22.330(B)(2)
Examples of decorative or specially designed windows and entries.
1. Decorative material and artistic elements:
a. Decorative building materials/use of building materials. Examples include, but are
not limited to, decorative use of brick, tile, or stonework.
a. Artwork on building, such as a mural or bas-relief sculpture.
a. Decorative kick-plate, pilaster, base panel, or other similar feature.
a. Hand-crafted material, such as special wrought iron or carved wood.
a. Other details that meet the purpose of the standards.
DEPARTURES will be considered, provided the façade (at the overall scale and at the
individual articulation scale) meets the purpose of the standards above.
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Figure 17.22.330(B)(3)
Examples of decorative surface materials.
Examples of decorative surface materials. A = decorative brick/design. B = decorative tile-work and column pattern. C =
decorative medallion. D = decorative mosaic tile work. E = decorative bulkhead. F = decorative materials and design.
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B. Window design standards.
0. All windows (except storefront display windows) must employ designs that add depth
and richness to the façade. At least one of the following features must be included to
meet this requirement:
( ) Recess windows at least 1.5 inches from the façade.
( ) Incorporate window trim (at least three inches wide) around windows.
( ) Incorporate other design treatments that add depth, richness, and visual interest to
the façade.
DEPATURES from the window standards above will be considered, provided the design
meets the purpose of the standards.
Figure 17.22.330(C)(1)
Acceptable and unacceptable window design examples.
The windows in Image A is recessed by at least 1.5” from the façade. Images B and C feature trim at least 3” wide. Images
D and E feature a reveal/recess of less than 1.5”, but the contrasting frames and mullions effectively add a sense of depth
and richness to the façade. The treatment in Image F does not effectively add a sense of depth and richness to the façade.
0. Standards for specialty glass and treatments:
a, Ground floor windows on all buildings may not use glass that is highly reflective,
mirrored, darkly-tinted, frosted, perforated, or otherwise treated to obscure visibility
into the building.
b. Exception: Frosted glass is allowed for ground floor residential units located within
15 feet of a sidewalk (see PAMC 17.22.170 for related standards). The treatment
must not cover more than 50 percent of any window.
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(ii) On other floors, highly reflective and mirrored glass must not be used on more
than ten-percent of a building façade or other building elevations facing parks and
containing primary building entrances.
B. Cornice/roofline design for flat roofs. Nonresidential and mixed-use buildings employing
a flat roof must employ a distinctive roofline that effectively provides an identifiable “top” to
the building, including one of the following [Figure 17.22.330(D) below illustrates examples]:
0. A traditional cornice line or a contemporary interpretation of a traditional cornice line.
Such rooflines must be proportional to the size and scale of the building.
0. Understated cornice lines are permitted depending on the materials and design of the
base and middle elements in reinforcing the base/middle/top configuration.
Rooftop solar units are permitted, provided the placement and design of units visible
from the surrounding streetscape are carefully integrated into the overall design
concept of the building.
DEPARTURE: Alternative roofline designs may be acceptable, provided the building
design, collectively, meets the purpose of the standards. For example, additional
articulation treatments and/or detailing may help the building meet the departure
criteria.
Figure 17.22.330(D)
Examples of buildings employing confident and distinctive rooflines.
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B. Articulated building entries. The primary building entrance for an office building, hotel,
apartment building, public or community-based facility or other multi-story commercial
building must be designed as a clearly defined and demarcated standout architectural
feature of the building. Such entrances must be easily distinguishable from regular
storefront entrances on the building and must be scaled proportional to the building. See
Figure 17.22.330(E) below for good examples.
Figure 17.22.330(E)
Building entry examples.
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Public Comments by Date Received
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17.22.340 – Building materials.
A. Purpose.
1. To encourage the use of durable, high quality, and urban building materials that
minimize maintenance cost and provide visual interest from all observable vantage
points.
2. To promote the use of a distinctive mix of materials that helps to articulate façades and
lends a sense of depth and richness to the buildings.
3. To place the highest priority on the first floor in the quality and detailing of materials at
the pedestrian scale.
B. Quality building materials.
1. Applicants must use high quality durable materials. This is most important for the base
of buildings, particularly for commercial and mixed use buildings where the façade is
sited close to sidewalks.
2. Prohibited exterior building materials:
a. Fiberglass.
b. Vinyl and plastic siding.
c. Plywood.
d. T-111 siding.
3. The use of sustainably harvested, salvaged, recycled, or reused products is encouraged
wherever possible.
4. Stone, brick, or tile masonry, or architectural concrete, must be used for the first floor of
cladding (excluding window and door areas) on nonresidential or mixed-use buildings
and the first two feet of residential buildings. Architectural concrete may be used on the
first two feet above grade for residential and non-residential buildings and for building
columns on the first floor of non-residential buildings.
Commented [EGM71]: concrete can be significant cost
savings over masonry.
SURVEY RESULTS
Scoring: 5 = great idea/high priority; 3 = neutral; 1 = very bad idea
[22] Implement standards for the use and design of key materials like concrete blocks, EIFS,
metal, and cementious panels.
June 9 workshop average score: 3.9
Online SurveyMonkey average score: 4.0
MAKERS recommendation: Move forward with concepts.
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Public Comments by Date Received
Appendix C - Pg. 171
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C. Special conditions and limitations for concrete block (also known as concrete
masonry unit or CMU). Concrete block may be used as a cladding material if it is
incorporated with other permitted materials and/or incorporates a combination of textures
and/or colors to add visual interest. For example, combining split or rock-façade units with
smooth blocks can create distinctive patterns. The figure below illustrates acceptable
concrete block use/designs.
Figure 17.22.340(C)
Acceptable concrete block use and design.
Building A uses alternating rows of concrete block and brick as an effective and contrasting accent material for its podium
structure. Building B uses CMU as the primary cladding material for the ground level. Note the use of split-façade CMU’s
above each of the awnings and coupled with the use of smooth-façade CMU’s on the vertical columns (which employ
black accent tiles for added interest).
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Special conditions and limitations for metal siding. Metal siding may be used as a
secondary cladding material (no more than 35 percent of the cladding for the façade and no
more than 50 percent for other buildings elevations) if it is incorporated with other
permitted materials and complies with the following standards:
0. It must feature visible corner molding and trim and must not extend lower than two feet
above grade. Masonry, concrete, or other durable material must be incorporated
between the metal siding and the ground plane.
0. Metal siding must be factory finished with a matte, nonreflective surface.
0. Use of at least two colors of metal siding on the façade is encouraged but not required.
DEPARTURES: Other designs will be considered, provided the material’s integration and
overall façade composition meets the purpose of the standards.
Figure 17.22.340(D)
Acceptable metal siding examples.
The buildings in Image A and B integrate a range of metal siding with masonry and other materials.
Commented [EGM72]: Provisions above govern
materials used on the first floor, which have by far the
largest impact on the streetscape and neighbors. Stop
there. Let architects and developers figure the rest out,
so as to maximize value.
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D. Special conditions and limitations for the use of exterior insulation and finish system
(EIFS). Such material/finishes may be used as a decorative accent cladding material if
incorporated with other permitted materials and compliant with the following:
0. EIFS is allowed as a secondary cladding material.
0. EIFS must feature a smooth or sand finish only.
0. EIFS must be trimmed in wood, masonry, or other material and must be sheltered from
weather by roof overhangs or other methods.
0. EIFS must not extend lower than eight feet above grade. Concrete, masonry, or other
durable material must be used for ground level wall surfaces to provide a durable
surface where damage is most likely.
DEPARTURES will be considered provided, the material’s integration and overall façade
composition meets the purpose of the standards.
Figure 17.22.340(E)
Acceptable and unacceptable EIFS examples.
Left image: Note the use of brick and decorative concrete block on the ground level and EIFS on the second floor. The
window treatments visible on the second floor add depth and interest to the façade. Right image: EIFS is used for all
building elevations above the first floor.
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D. Special conditions and limitations for cementitious wall board paneling/siding. Such
material may be used, provided it meets the following provisions:
0. Cement board paneling/siding may not be used on the ground floor of nonresidential or
mixed-use buildings where adjacent to a sidewalk or other pedestrian path.
0. Where cement board paneling/siding is used, the design must integrate a mix of colors
and/or textures that are articulated consistent with windows, balconies, and modulated
building surfaces and are balanced with façade details that add visual interest from the
ground level and adjacent buildings. Specifically, no more than 30 percent of the
façade’s cladding and 40 percent of other building elevations cladding may be one
texture and color of cement board.
DEPARTURES: Other designs will be considered, provided the material’s integration and
overall façade composition meets the purpose of the standards.
Figure 17.22.340(F)
Acceptable and unacceptable cementitious wall board examples.
The building on the left uses cement board in different textures and colors to help articulate the façade. The white color
replicates the board and batten style in the left image and green color in the right image effectively replicates horizontal
wood siding. The wall board panels covering a large area in a single color as in right image would not meet the purpose of
the standards.
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Public Comments by Date Received
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17.22.350 – Blank wall treatment.
A. Purpose.
1. To avoid untreated blank walls.
2. To retain and enhance the character of Port Angeles’ streetscapes.
B. Blank wall definition. A wall (including building façades and retaining walls) is considered a
blank wall if it is over ten-feet in height, has a horizontal length greater than 5015 feet, and
does not include a transparent window or door.
Figure 17.22.350(B)
Blank wall definition.
C. Blank wall treatment options. Untreated blank walls visible and located within twenty (10)
feet of from a street, public space, residential amenity space, or pedestrian walkway are
prohibited. Methods to treat blank walls includeA blank wall shall be considered “treated” if
50% of the wall is covered with the following (a variety of treatments may be required to
meet the purpose of the standards):
1. Display windows at least 16 inches of depth to allow for changeable displays. Tack on
display cases do not qualify as a blank wall treatment.
2. Landscape planting bed at least five three feet wide or a raised planter bed at least two
feet high and three feet wide in front of the wall with planting materials that are
sufficient to obscure or screen at least 60 percent of the wall’s surface within three
years.
3. Installing a vertical trellis or “green wall” in front of the wall with climbing vines or plant
materials. The method must be sufficient to obscure or screen at least 60 percent of the
wall surface within three years. This option requires an irrigation and maintenance plan
sufficient to maintain healthy plants for the life of the building.
4. Installing a non-commercial mural or other permanent art feature, such as metal work
or mosaics, subject to final approval by the Director.
5. Building detailing that adds visual interest at a pedestrian scale such as belt courses of
masonry, decorative tile work, or accent lighting. Such detailing must use a variety of
surfaces; monotonous designs will not meet the purpose of the standards.
Commented [EGM73]: 15 feet is super short. These
treatments are expensive. This is an example of where
something that is really problematic (a blank wall over
50 feet) can be regulated, but the rest of it should be
left alone.
Commented [EGM74]: [IMPORTANT] A blank wall
shoudl not require costly treatment just because it can
be seen from 100 ft away. Heck, as drafted, this woudl
have triggered treatment requirements if a blank wall
were visible from a rooftop deck!!! Vast over-reaching.
Appendix C:
Public Comments by Date Received
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Figure 17.22.350(C)
Blank wall treatment examples.
Image A uses an artistic mural; Image B uses a landscape planting bed; Image C uses a trellis with a vine plant; Image D
uses an elevated planting bed and a trellis.
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Public Comments by Date Received
Appendix C - Pg. 177
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Landscaping Standards
17.22.400 – Purpose.
Landscaping is necessary to provide a well-balanced, aesthetically pleasing environment for the
residents, business, and visitors of Port Angeles. Specifically, these requirements are intended
to accomplish the following:
A. Maintain and enhance property values.
B. Enhance the character and appearance of each neighborhood and the community.
C. Promote tree retention and the protection of existing native vegetation.
D. Implement tree and landscaping plans and programs adopted by the City.
E. Provide adequate buffers between differing land uses.
F. Define, break up, and screen parking areas to reduce potentially negative impacts on
adjacent uses.
G. Improve the air quality and provide wildlife habitat.
H. Reduce erosion and stormwater runoff.
17.22.410 – Applicability.
Applicability. Sections 17.22.400-.460 apply to all newly required landscaping installed or altered
on all properties. This chapter does not apply to required street trees (see Chapter 11.13 PAMC
for street tree standards).
17.22.415 – Landscape plans.
A. A landscape plan is required for all new commercial and multifamily development
containing landscaping, including landscaping within the adjacent right-of-way.
B. Landscape plans must be completed by a Washington State licensed landscape architect or
Washington certified professional horticulturalist (CPH) for multifamily and nonresidential
developments with a development site area of 10,000 gross square feet or more.
C. Landscape plans must show the following elements:
1. Boundaries and dimensions of the site.
2. Location of existing and proposed streets, curbs, utility lines, and sidewalks.
3. Location of buildings and structures, parking lots, driveways, loading areas, outdoor
mechanical equipment, signs, refuse enclosures, overhead utilities, water meter
location, grassy swales, parking lot lighting, and any plants or trees that are to remain
on site.
4. The location and design of landscape areas to be preserved and planted, and plant list
to include the location, number, size, and type of plant material by botanical and
common name.
PORT ANGELES RESIDENTIAL BUILDING CAPACITY CODE AMENDMENTS
Commented [EGM75]: If this was left in place, a
property that had required landscaping, and wanted to
replant some of the trees, would have to upgrade to the
new standards. Not what we want to require.
NOTE: New landscaping standards are recommended to expand and enhance the current set of
limited landscaping standards that currently exist in code.
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5. North arrow and scale.
6. Irrigation system if a permanent or temporary system is proposed.
7. Planting details.
8. Name, address, and phone number of the person preparing the plan.
9. Landscaping calculations in compliance with this chapter.
10. A maintenance plan for any infiltration-based stormwater best management practices
(BMPs) built as part of the landscaping design, including the specifications and
maintenance procedures of any soil amendments.
D. No building permits will be issued until a landscape plan is reviewed and approved. No
certificate of occupancy (CO) will be issued until improvements are installed per the
approved landscape plan. A suitable guarantee may be provided if installation is not
possible or advisable due to seasonal constraints.
17.22.420 – Plant material and installation standards.
A. Native and naturalized plant species. New landscaping materials must include species
native to the region or hardy, waterwise, and noninvasive species appropriate in the climatic
conditions of the region (decorative annuals are an exception). Generally acceptable plant
materials must be those identified as hardy in Zone 8b as described in the United States
Department of Agriculture’s Plant Hardiness Zone Map. The selection of plant species
should include consideration of soil type and depth, the amount of maintenance required,
spacing, exposure to sun and wind, the slope and contours of the site, compatibility with
existing native vegetation preserved on the site, water conservation where needed, soil
infiltration capacity, and the impact of landscaping on visibility of the site for purposes of
public safety and surveillance.
B. Tree standards.
1. The following terms are used to denote tree heights within this Chapter:
a. Large tree: capable of growing 35 feet high or greater under normal growing
conditions.
b. Medium tree: capable of growing over 15 feet high and less than 35 feet high under
normal growing conditions.
c. Small tree: capable of growing up to 15 feet high under normal growing conditions.
2. Unless otherwise noted, required trees must meet the following standards at the time
of planting:
a. Deciduous trees (other than street trees) must be fully branched, have a minimum
caliper of one and one-half inches (as measured six inches above the root ball), and
a minimum height of six ten feet at the time of planting.
b. Deciduous trees within parking areas must be a minimum caliper of one inch (as
measured six inches above the root ball) and a minimum height of tensix-feet at
the time of planting.
c. Coniferous trees must be fully branched and a minimum of six feet in height,
measured from the treetop to the ground, at the time of planting.
Commented [EGM76]: something is off on these. My
fix is a guess at what was intended.
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C. Shrub standard. Shrubs, except for ornamental grasses, must be a minimum of one-gallon
size at the time of planting.
D. Groundcover standards and guidelines.
1. Groundcovers must be planted and spaced to result in total coverage of the required
landscape area within three years, or as recommended by a Washington State licensed
landscape architect or Washington certified professional horticulturalist, and must meet
the following requirements:
a. Four-inch pots at 18 inches on center.
b. One-gallon or greater sized containers at 24 inches on center.
2. A bed of flowers may be used in place of groundcover plants. A reduction in the
minimum container size may be permitted if certified by a Washington State licensed
landscape architect or Washington certified professional horticulturalist that the
reduction must not diminish the intended effect or the likelihood the plants will survive.
3. Lawn Grass is acceptable as groundcover in landscaped areas, but generally not
preferred for water conservation and maintenance purposes (lawn areas designed as
play areas are an exception).
4. Groundcover areas must contain at least two inches of composted organic material at
finished grade.
E. Tree and plant diversity.
1. If there are more than eight required trees, no more than 40 percent of them may be of
one species.
2. If there are more than 24 required trees, no more than 20 percent of them may be of
one species.
3. If there are more than 24 required shrubs, no more than 75 percent of them may be of
one species.
F. Soil augmentation and mulching.
1. Existing soils must be augmented with a two-inch layer of fully composted organic
material tilled a minimum of six inches deep prior to initial planting.
2. Landscape areas must be covered with at least two inches of mulch to minimize
evaporation. Mulch must consist of organic materials such as bark chips and wood
grindings or yard waste, sawdust, and/or manure that is fully composted. Washed rock
can also be used as a mulch.
G. Landscape installation standards.
1. All required landscaping must be in-ground, except when in raised planters. Plant
materials must be installed to current nursery industry standards.
2. Plant materials must be properly supported to ensure survival. Support devices such as
guy wires or stakes must not interfere with vehicular or pedestrian movement. Where
support is necessary, stakes, guy wires or other measures must be removed as soon as
the plant can support itself.
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Public Comments by Date Received
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3. Existing trees and plant materials to be retained must be protected during construction,
such as by use of temporary chain-link or other sturdy fence placed at the dripline of
trees to be retained. Grading, topsoil storage, construction material storage, vehicles
and equipment must not be allowed within the dripline of trees to be retained.
4. Installation of landscaping materials must take into consideration access to utility vaults,
pedestals, and other public and private utility facilities.
5. Tree/Shrub Height and Location. The landscape plan should plan for the mature size of
trees and major shrubs to avoid interference with windows, decks or lighting.
6. Trees must be protected by fencing until they are mature enough to withstand typical
wildlife activity.
17.22.425 – Landscaping types.
Below are the planting and design requirements for specific landscaping types. These
landscaping types apply when required by this chapter.
A. Type A Landscaping.
1. Purpose. Type A landscaping functions as a full screen and visual barrier. This
landscaping is typically found between residential and nonresidential areas for
screening unwanted views.
2. Screening Requirement. The selected plant materials and configuration must be able to
screen 70 percent of the unwanted views within five years of planting and screen 100
percentsubstantially all of the unwanted views within six years of planting. This
requirement must account for the size and characteristics of materials planted, their
typical growth rate, and size at maturity.
3. Planting Requirements. Type A landscaping must consist of the following:
a. Tree type. Predominately coniferous (more than 50 percent).
b. Tree size. A variety of tree sizes may be used, provided at least 70 percent are
medium or large [see PAMC 17.22.420(B)(1)]. Trees must be planted at the following
spacing standards (“on center” refers to the distance from other trees of any size):
i. Large trees must be spaced between 20 and 25 feet on center.
ii. Medium trees must be spaced between 15 and 20 feet on center.
iii. Small trees must be spaced between ten and 15 feet on center.
c. Shrubs. Predominately coniferous provided at the rate of one shrub per 20 square
feet of landscape strip.
d. Groundcover. Planted at a density to cover the required area within three years.
e. Species diversity. Trees and shrubs must comply with PAMC 17.22.420(E).
DEPARTURES that vary from the planting requirements of this subsection (A)(3) will be
considered, provided the proposal meets the screening requirement of subsection (A)(2)
of this section.
Commented [EGM77]: Nothing is 100%. Using the
term 100% here is inviting litigation.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 181
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Figure 17.22.425(A)
Type A landscaping standards.
B. Type B Landscaping.
1. Purpose. Type B landscaping is a “filtered screen” that functions as a visual separator.
This landscaping is typically found between differing types of residential development
and used for screening unwanted views from the pedestrian environment.
2. Screening Requirement. The selected plant materials and configuration must meet the
purpose of the standards within five years of planting. This requirement must account
for the size and characteristics of materials planted, their typical growth rate, and size at
maturity.
3. Planting Requirements. Type B landscaping must minimally consist of:
a. Tree type. At least 50 percent deciduous and at least 30 percent coniferous.
b. Tree size. A variety of tree sizes may be used, provided at least 70 percent are
medium or large (see PAMC 17.22.400(B)(1)). Trees must be planted at the following
spacing standards (“on center” refers to the distance from other trees of any size):
i. Large trees must be spaced between 20 and 25 feet on center.
ii. Medium trees must be spaced between 15 and 20 feet on center.
iii. Small trees must be spaced between ten and 15 feet on center.
c. Shrubs. Provided at the rate of one shrub per 20 square feet of landscape strip and
spaced no more than eight feet on center.
d. Groundcover. Planted at a density to cover the buffer within three years.
e. Species diversity: Trees and shrubs must comply with PAMC 17.22.420(E).
DEPARTURES that vary from the planting requirements of this subsection (B)(3) will be
considered, provided the proposal meets the screening requirement of subsection (B)(2)
of this section.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 182
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Figure 17.22.425(B)
Type B landscaping standards.
C. Type C Landscaping.
1. Purpose. Type C landscaping is a “see-through screen” that functions as a partial visual
separator to soften the appearance of parking areas and building elevations. This
landscaping is typically found along lot frontages or between multifamily developments.
2. Screening Requirement. The selected plant materials and configuration must meet the
purpose of the standards within five years of planting. This requirement must account
for the size and characteristics of materials planted, their typical growth rate, and size at
maturity.
3. Planting Requirements. Type C landscaping must minimally consist of:
a. Tree species. At least 70 percent deciduous.
b. Tree type. A variety of tree sizes may be used, provided at least 70 percent are
medium or large (see PAMC 17.22.420(B)(1)). Trees must be planted at the following
spacing standards (“on center” refers to the distance from other trees of any size):
i. Large trees must be spaced between 20 and 25 feet on center.
ii. Medium trees must be spaced between 15 and 20 feet on center.
iii. Small trees must be spaced between ten and 15 feet on center.
c. Shrubs. Provided at the rate of one shrub per 20 square feet of landscape strip and
spaced no more than eight feet on center.
d. Groundcover. Planted at a density to cover the buffer within three years.
e. Species diversity. Trees and shrubs must comply with PAMC 17.22.420(E).
f. Maintenance. Maintain trees and shrubs to maximize pedestrian visibility (generally
between three and eight feet above grade).
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Public Comments by Date Received
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DEPARTURES that vary from the planting requirements of this subsection (C)(3) will be
considered, provided the proposal meets the screening requirement of subsection (C)(2)
of this section.
Figure 17.22.425(C)
Type C landscaping standards.
D. Type D Landscaping.
1. Type D landscaping refers to all other landscaped areas that do not qualify as Type A, B,
C, E, or F landscaping. While native and low-maintenance trees and shrubs are
encouraged in these areas, lawn areas may be used for recreational or design purposes.
These areas may also include flower beds and perennial beds.
2. Type D landscaping may include any combination of plant materials, provided they
comply with the plant materials standards in PAMC 17.22.420.
E. Type E Landscaping—Low Hedge. A low hedge is intended to function as an attractive
visual divider of space rather than a visual buffer between uses and properties. To qualify
as a hedge landscaping type, the planting must be at least 30 inches wide and 30 inches tall.
The hedge includes plant materials that typically grow no taller than five feet at maturity or
are maintained between 30 inches and 48 inches tall (see the sight obstruction height limits
of the Port Angeles Urban Services Standards and Guidelines Manual when near an
intersection).
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Public Comments by Date Received
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Figure 17.22.425(E)
Low hedge examples.
F. Type F Landscaping—Rain Garden.
1. A rain garden is a planted depression that collects, absorbs, and filters rainwater runoff
from impervious areas. They are sized to accommodate temporary ponding and are not
meant to be permanent ponds. They can also function as an attractive visual divider of
space. Typical rain garden elements include:
a. Garden is located and designed to capture impervious area runoff.
b. Six- to 12-inch ponding depth.
c. Two- to three-inch mulch layer.
d. Gradual side slopes (typically 2:1).
e. Overflow design elements with measures to prevent erosion.
f. Generous plantings of a variety of small trees, shrubs, groundcovers, and grasses.
Select plants suitable for the planting zones within the garden and around the
perimeter.
Refer to the current Rain Garden Handbook for Western Washington for further
guidance on rain garden location, design, planting, construction, and maintenance. The
current Stormwater Management Manual for Western Washington (SWMMWW) may
have altered requirements for engineered rain gardens that are required for on-site
stormwater management.
2. The applicability of rain gardens in site design will be determined by project size and
flow control exemptions based upon minimum requirement No. 5 of the Western
Washington Phase II municipal stormwater permit.
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Public Comments by Date Received
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Figure 17.22.425(F)
Rain garden example.
17.22.430 – Landscaping buffer standards.
A. Required buffer standards. Landscape buffers between certain uses may be called for in
Table 17.22.430 below or elsewhere in this title. The following interpretations apply to Table
17.22.430:
1. The preservation of existing mature trees and vegetation may be preferable to new
plant materials in the required buffer areas. The Director may require any of the
following to better ensure the survival of existing mature trees and vegetation:
a. Augment existing plantings with new plant materials to meet the purpose of the
standards,
b. Require wider buffers to better ensure the survival of existing mature trees and
vegetation. This must be accompanied by use of a buffer averaging approach in
which the buffer may be reduced in other locations to achieve, on average, the
minimum buffer width required in Table 17.22.430 or elsewhere in this title.
c. Other supplemental planting conditions.
2. The letters A, B, C, D, E, and F refer to the landscape types described in PAMC 17.22.425.
Where more than one buffer type is referenced in a cell, one of the subject buffer types
is required. The term “all” means that any of the landscaping types may be used.
3. The term “fence” refers to the requirement of a six-foot-high sight-screening fence. Such
fences must comply with the provisions of PAMC 17.94.140.
4. The numbers refer to the minimum required width of the required landscaping buffer.
5. Where superscript numbers are included in a cell, see the corresponding note matching
the number below the table.
6. The screening elements must extend along the entire property line between the
uses/properties except where precluded by structures, driveways, or similar
obstructions.
7. Where the use is across the street from an existing abutting use or zone, only the buffer
type listed for the abutting street is required.
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Public Comments by Date Received
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8. DEPARTURES. Alternative buffer treatments may be approved per PAMC 17.22.040 for
any of the buffer types required below, provided they meet the purpose of this chapter.
Table 17.22.430
Required buffer types.
Use
Existing feature, zone, or use
Street
RS7, RS9, and
RS11 zones1
RMD and
RHD zones or
multifamily
use
CBD, CA, CSD,
CN, CO and
zones1
P, parks &
trails
Multifamily See PAMC
17.22.435
Fence plus
BC-5’
Fence or
All-5’ or path2
Fence or
BC-5’
or path2
Fence or
All-10’
Note3
Low intensity non-
residential use4
Fence plus
ABC-5’
Fence or AB-5’
See Chapter
17.22 PAMC,
Site Planning
Standards
Fence plus
ABC-5’ or
A-10’
Note3
Moderate intensity non-
residential use5
Fence plus
ABC-10’
Fence plus ABC-
5’
High intensity non-
residential use6
Fence plus
ABC-15’
Fence plus ABC-
10’
Outdoor storage A-10’ Fence plus
ABC-10’
Fence plus ABC-
10’
Fence or
A-5’ or
B-10’
Notes
1. Where the abutting use meets the definition of multifamily, the developing use is subject to the landscape buffer type
under the multifamily use column.
2. A paved or gravel walkway separating the properties/uses. Landscaping planters at least three feet wide separating the
walkway from buildings (or other effective visual transitions between the walkway and building as determined by the
Director) are required.
3. For developing uses adjacent to parks and trails, the Director may adjust requirements to emphasize buffer types that
enhance visibility between the developing use or focus more on visual screening, depending on the context of the park
or trail and type of developing use.
4. “Low-intensity nonresidential use” is a small-scale commercial use or development. This includes uses and/or
developments with less than 25,000 square feet of gross floor area and containing no outdoor storage along a site
edge requiring a landscape buffer in this section.
5. “Moderate-intensity nonresidential use” includes uses and/or developments that are moderate in scale and intensity.
This includes uses and/or developments that do not qualify as a low-intensity nonresidential use (either they are too
large or have some outdoor storage areas along the site edge requiring a landscape buffer in this section) or a high-
intensity nonresidential use (not large enough or do not meet the use qualifications).
6. “High-intensity nonresidential use” includes uses and/or developments with over 120,000 square feet of gross floor
area or are classified as an industrial use.
Commented [EGM78]: [SUPER IMPORTANT]I
recommend reducing all buffers in this table, other than
the storage-buffers, to 5'. Requiring larger landscape
buffers is a direct cost increase on a project, which
drives up housing costs and reduces economic vitality.
Note that hte cost of the additional landscaping is only
a minor element; the real cost is incurred due to lost
site utility and loss of site efficiency.
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Public Comments by Date Received
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B. Supplemental buffer standards.
1. For screening requirements for service areas and mechanical equipment for
nonresidential and multifamily development, see PAMC 17.22.260.
2. Required buffer vegetation must be planted within the property boundaries, or pursuant to
a recorded easement.
3. The height of any screen material required by this chapter in the vicinity of a point of
ingress and egress may not exceed 30 inches in height within the clear-vision triangle
(PAMC 17.94.090).
17.22.435 – Block frontage landscaping.
A. Nonresidential and multifamily developments must include landscaping between the
sidewalk and building or parking areas in conformance with this chapter. Such landscaping
must include one or more of the landscaping types set forth in PAMC 17.22.425.
Storefront buildings are exempt from this standard. Reductions in landscaping are allowed
for walkways, stoops, porches, patios, pedestrian-oriented space, utility elements, and
permitted vehicular access and signage elements.
B. Where buildings are set back at least 15 feet from a street property line, trees must be
planted at a minimum average of 30 feet apart in such planting areas, with groundcover or
shrubs used liberally.
DEPARTURES may be considered, provided alternative treatments meet the purposes of this
chapter.
D.B. Trees utilized in these planting areas must minimize conflict with underground and
overhead utilities. Trees must be from the approved list of recommended plant materials or
an approved equivalent.
17.22.440 – Parking lot landscaping.
A. Purpose. The purpose of parking lot landscape development is to soften the visual effect
created by large expanses of barren asphalt.
B. Required area. Planting areas in new parking areas with ten or more spaces or in upgraded
or improved parking areas with ten or more spaces must constitute at least five percent of
the parking area. The unused space resulting from the design of parking space
arrangements or accessory structures which is over 24 square feet must be landscaped.
Vegetation within LID facilities may be used to meet landscaping requirements.
C. Minimum width and length. Planting areas must have a minimum average width of ten
five feet (measured inside the curb) and must be the same length as the parking stall or
column.
D. Planting type. Type C landscaping must be used in required planting areas. Rain gardens,
or other vegetated LID BMPs, may be integrated into planting strips, provided they integrate
Commented [EGM79]: This needs to be clarified, or
better yet delete it. Is it supposed to be establishing a
requirement for landscaping between a building and
parking, on the same site? If so, don't do that. The
purpose of the code is to prevent harms to other lots
and the public. The code should not dictate to a
developer what to do within his/her own site if there are
not external impacts. For example, this would require
that a small auto body shop install landscaping to
shield customer parking from the building - such
landscaping is unnecessary, paternalistic and
ultimately would just fall into disrepair and fill with
garbage.
Commented [EGM80]: Code requires street trees.
Code requires screening. Leave the developer alone
to manage the rest of his site as best suited for the site.
Trees are not always desirable.
Commented [EGM81]: Reducing this allows more
flexibility in parking lot design, but does not reduce the
overall requirement for landscaping, which remains at
5%.
NOTE: Subsection (B) is updated from the old code for multifamily and commercial zones, which
said: “All required parking areas must include tree landscaping of at least two trees, for each group of six
or fewer parking spaces with a minimum of two trees, exclusive of any required perimeter landscaping.
Vegetation within LID facilities may be used to meet landscaping requirements...”
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Public Comments by Date Received
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the same number of trees as for Type C landscaping.
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E. Distribution. Landscaped areas must be distributed throughout the parking lot, so as to
break up the parking field, with the result that there are and must have no more
than eight consecutive parking spaces in a row. Islands with vegetation within LID
facilities may be used to meet landscaping requirements and may exceed maximum eight
consecutive spaces.
F. Parking lot perimeters.
1. For parking lots adjacent to public streets, Type C landscaping must be used at a width
of at least width equal to or greater than the minimum building setback specified for the
applicable block frontage type specified in Chapter 17.22 PAMC, Block Frontage
Standards five feet. .
DEPARTURES to this standard will be considered pursuant to PAMC 17.22.040, provided
they meet the purpose of the standards noted above.
2. For parking lots along internal lot lines, Type A, B, or C landscaping must be used at least
ten five feet deep, except where a greater buffer width is required per the standards in
subsections A and B of this section. Where recorded cooperative parking agreements
are in place between adjacent properties, sites are exempt from the subject parking lot
landscaping buffer (see PAMC 14.40.070).
DEPARTURES to this standard will be considered pursuant to PAMC 17.22.040, provided
they meet the purpose of the standards noted above. Examples of acceptable
departures may include decorative low walls with landscaping, decorative elevated
planters, landscaping with a trellis, a shared-access drive, or a shared pathway.
Commented [EGM82]: This approach ensures that
there is parking lot buffering, without requiring that
excessive land be dedicated to such buffers.
Commented [EGM83]: Recommend reducing to 5'.
Land dedicated to screening directly increases
development cost, which increases the cost of housing,
and negatively impacts economic vitality. 10' buffers
are overkill (keep in mind it would apply both sides of
the property line, resulting in a 20' lanscape strip - a
virtual forest!
NOTE: In the old code, all development in multifamily and commercial zones had the following
requirement: “All parking lots must be screened by a three-foot to six-foot vision-obscuring fence or
vegetation on all sides adjacent to residentially zoned property.”
This new standard below is more detailed and flexible, with more design options.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 190
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Figure 17.22.430(D)
Examples of alternative parking lot landscaping buffers.
17.22.445 – Other landscaping standards.
A. Existing site vegetation. General. Applicants are encouraged to retain existing native
vegetation, including indigenous shrubs, herbaceous plants, and significant trees on the
subject property.
B. Special fire department standards.
1. Landscaping in the vicinity of any fire hydrant, Fire Department sprinkler connection or
standpipe connection should not prevent such equipment from being immediately
discernible nor deter or hinder the Fire Department from gaining immediate access to
the equipment. This section includes the guidelines for landscaping around the
equipment, with final approval from the City Fire Marshal.
2. Fire Hydrants.
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Public Comments by Date Received
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a. Fire hydrants must be free from obstruction on all sides by a minimum clearance of
three feet.
b. Fire hydrants along streets, driveways, parking lots, fire access routes (fire lanes), or
at intersections must be visible for at least 100 feet in all directions along such
streets, driveways, access routes or intersections. No plants or shrubs with a height
of over 18 inches and no tree with branches or foliage below five feet must be
allowed in this sight visibility area.
3. Sprinkler and Standpipe Connections.
a. Fire Department connections for sprinklers and standpipes must be free from
obstructions on all sides by a minimum clearance of three feet.
b. When a Fire Department connection is over 25 feet from a street, driveway, parking
lot, or fire access route, a clear path must be maintained with minimum width of
three feet between the Fire Department connection and the street, driveway,
parking lot or fire access route.
C. Stormwater detention ponds must have at least 5-feet setbacks from adjacent property
lines and must be landscaped in compliance with this chapter.
17.22.450 – Maintenance.
A. Property owners and their agents, heirs, or assigns are responsible for maintaining all
required landscaping and screening areas in a healthy, growing condition.
B. All landscaping and screening areas must be maintained reasonably free of weeds and
trash, treated for pests/diseases in accordance with the approved landscape plan, and
maintained so as to prevent mulch, straw, dirt, or other materials from washing onto
streets, sidewalks, and adjoining properties.
C. Any dead, unhealthy, or missing vegetation, or vegetation disfigured by severe or excessive
pruning, unusual weather occurrence or natural catastrophe, or other natural occurrence
such as damage by wild or domestic animals, must be replaced with equivalent vegetation
that conforms to the approved landscaped plan and the standards of this chapter.
D. Any engineered soil amendments must be maintained and replaced as needed to continue
the original function of stormwater best management practices.
17.22.455 – Irrigation standards.
The purpose of this standard is to ensure that plants will survive the critical establishment
period when they are most vulnerable due to lack of watering.
All required landscaped areas must comply with at least one of the following:
A. A permanent built-in irrigation system with an automatic controller that serves the
proposed landscape area, to be installed and operational before the City grants an
occupancy permit or final inspection for the development.
B. A temporary irrigation system that services the proposed landscape area, provided the
applicant can successfully demonstrate that the proposed temporary irrigation system will
Commented [EGM84]: Not clear what this means. Is
buffer landscaping required? What "type" of
landscaping?
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Public Comments by Date Received
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provide sufficient water to ensure that the plant materials to be planted will survive
installation and, once established, will survive without watering other than natural rainfall.
C. A permanent or temporary irrigation system will not serve the proposed landscape area,
provided:
1. The Director finds the landscape area otherwise fulfills the requirements of this section.
2. The applicant submits all of the following with the site plan application:
a. A statement from a Washington State licensed landscape architect or Washington
certified professional horticulturalist (CPH) certifying that the materials to be planted
will survive without watering other than natural rainfall.
b. A plan for monitoring the survival of required vegetation for at least one year and
for detection and replacement of required vegetation that does not survive with like-
kind material or other material approved by the City.
c. A statement from the applicant agreeing to install an irrigation system if the
reviewing authority finds one is needed to ensure survival of required vegetation,
based on the results of the monitoring plan.
17.22.460 – Performance assurance/bonding.
If landscaping improvements cannot be installed completed prior to a formal certificate of
occupancy, a cash deposit, letter of credit or other assurance acceptable to the City equal to
150 percent of the estimated incomplete installation costs is required. Such deposit must be
accompanied by a letter which stipulates completion of all landscape improvements no later
than the next autumn planting season following issuance of the certificate of occupancy or date
of final approval, whichever is later. If these conditions are not met, the City may use the
deposit to install complete the landscaping.
Appendix C:
Public Comments by Date Received
Appendix C - Pg. 193
MAKERS architecture and urban design Page 1
Major Code Changes for Second Draft_21-1105
Port Angeles - Increasing Residential Building Capacity
Major Code Changes for Second Draft
November 5, 2021
Introduction
The table below summarizes the major changes proposed for the Second Draft of the Building Residential Capacity code updates
project. Changes are driven by continuous code cleanup and refinement work, discussion amongst the project team, and the many
public comments received.
The table identifies the code section and topic, who the change is suggested by, a summary of the change, and notes and
considerations explaining the change. Where options exist, options highlighted in blue are staff’s recommendations. In some places
multiple complementary options are recommended.
Minor changes such as grammatical edits and updated cross-references are not shown here but will be clearly identified in the next
draft document.
Major Code Change Table
Code Section Initiated By… Change Notes and Considerations
Chapter 14.40 – Off-Street Parking
PARKING REQUIREMENT
TABLE "14.40-1"
MAKERS Change shell building parking
requirement from one space per
200 square feet of floor area to 300
This reflects the typical parking requirements of other
commercial uses in the parking table.
PARKING REQUIREMENT
TABLE "14.40-1"
MAKERS and CED
staff, public comment
Change townhouse minimum
parking requirement from 2 to 1
spaces per unit
This reflects the standard for single-household small
lots, which have a similar target market, and
substantially reduces potential cost; builders may still choose to provide more spaces.
ELECTRIC VEHICLE PARKING
REQUIREMENT TABLE "14.40-2"
Planning Commission
and public comments
Reduce the requirements for electric
vehicle parking or add incentives [see the notes and considerations
for options]
Option A: No change, keep the standards as drafted.
Option B: Change all numbers in the “Minimum Number
of EV Parking Spaces” column to zero. This would only
keep the requirements for new developments to provide wiring and electrical capacity, which significantly
reduces future retrofit costs.
Appendix D Summary of Major Changes
MAKERS architecture and urban design Page 2
Major Code Changes for Second Draft_21-1105
Code Section Initiated By… Change Notes and Considerations
Option C: Remove entire electric vehicle parking section.
14.40.046(C)(6), EV parking Public comment Remove subsection (C)(6) because
the WAC referenced in it was withdrawn by the state.
Inconsistency with WAC pointed out by public
comment.
Chapter 16.09 – Unit Lot Subdivisions
16.09.020(E)(2), Unit lot subdivision applications City engineering staff Add to the list of items shown on a unit lot subdivision application drawing: locations/dimensions of
sidewalks, roadways and driveways; and the location of onsite stormwater facilities.
This is consistent with other subdivision application requirements.
16.09.020(I), Unit lot subdivision applications Public comment Remove the requirement a current title report from the application materials for a unit lot subdivision
application.
Resolves an inconsistency with state law.
16.09.040(D), Unit lot subdivision standards City engineering staff Add stormwater facilities to the list of items that must be reflected in
unit lot subdivision easements and agreements.
This is consistent with other subdivision application requirements.
Chapter 17.08 – Definitions
17.08, Definitions Public comments Change ARU acronym to ADU and note that any remaining ARU terms in code mean ADU
Some chapters outside of the project scope may still contain the acronym ARU.
17.08, Definitions Public comment Remove the word “family” or “household” from the definition of Adult family home.
Resolves confusion and maintains consistency with state law.
17.08, Definitions MAKERS Definition added for cottage
housing
Improves consistency and interpretation.
17.08, Definitions MAKERS Definitions added for: articulation,
articulation interval, blank wall,
building frontage, cornice, internal walkway, modulation, roofline,
streetscape, vertical building
These are important for applying the multifamily and
commercial design standards.
Appendix D Summary of Major Changes
MAKERS architecture and urban design Page 3
Major Code Changes for Second Draft_21-1105
Code Section Initiated By… Change Notes and Considerations
modulation, and weather protection.
17.08, Definitions MAKERS Clarify that any remaining instances
of “family” in Title 17 mean the same thing as “household”.
Improves consistency and interpretation.
Chapters 17.10-17.15 – Residential Zones
17.10.020 and 17.10.050, R7 zone use and dimensional standards
Planning Commission and public comments Expand the permission for small lots (down to 3,500 square feet) to all of the R7 zone, instead of being
limited to the area between Tumwater Truck Road and White Creek [see notes and considerations
for options].
Option A: No change, keep the standards as drafted.
Option B: Remove the geographic limits.
Chapters 17.10-17.15, residential zone garage
setback
MAKERS and public comments Update table to clarify that garage entrance setback requirements only
apply to the front setback.
Add a row under Detached
Accessory Structure Requirements with a measurement type: Minimum rear setback for accessory structures
in the rear one-third of the lot (alley), and the limit: 0 feet, except 5
feet where garage faces alley.
Add the same limit for an additional
row/measurement type: Minimum side setback for accessory structures in the rear one-third of the lot
(alley)
This is needed for internal consistency with the new vehicle access standards in the Chapter 17.21 residential
design standards.
17.14.050 and 17.15.050, RMD and RHD zone
dimensional standards
Planning Commission (unanimous at 10/27
meeting) and public comments
Reduce minimum lot width in RMD zone from 40 to 25 feet.
Reduce minimum lot width in RHD zone from 30 to 25 feet.
Option A: No change.
Option B: The Planning commission recommendation for minimum 25-feet wide lots.
Appendix D Summary of Major Changes
MAKERS architecture and urban design Page 4
Major Code Changes for Second Draft_21-1105
Code Section Initiated By… Change Notes and Considerations
[see notes and considerations for
options]
Option C: Eliminate the lot width requirement in these zones, which are mostly in the original townsite area. Lot
width is not as relevant a measure for multifamily
development because they often involve lot aggregation, townhouses have their own lot width
standards, and new single-household dwellings are proposed to be prohibited.
17.14.050 and 17.15.050,
RMD and RHD zone
dimensional standards
Planning Commission
(unanimous at 10/27
meeting)
Retain the RMD zone minimum
density at 4 units/acre
Retain the RHD minimum density at
10 units/acre
RMD proposed to increase minimum density to 8
units/acre
RHD zone was proposed to increase minimum density
to 16 units/acre
Chapter 17.20 – Commercial Zones
Table 17.20.020. Principal uses permitted in
commercial zones
Public comment Allow duplexes in more commercial zones [see the notes and
considerations for options].
Option A: No change, keep the standards as drafted (duplexes currently allowed in CO zone only).
Option B: Allow duplexes also in the CN zone, provided
the development does not front on a street with a
Mixed block frontage designation.
Option C: Allow duplexes in the CN, CSD, and CA zones, provided the development does not front on a street with a Mixed block frontage designation. This opens up
the option for duplexes on side streets in more commercial zones.
Table 17.20.020. Principal
uses permitted in commercial zones
Public comment Allow cottage housing in more
commercial zones [see the notes and considerations for options].
Option A: No change, keep the standards as drafted
(cottage housing is currently allowed in CO zone only and proposed to be permitted in the CSD zone only west of G Street).
Option B: Allow cottage housing also in the CN zone, provided the development does not front on a street
with a Mixed block frontage designation.
Appendix D Summary of Major Changes
MAKERS architecture and urban design Page 5
Major Code Changes for Second Draft_21-1105
Code Section Initiated By… Change Notes and Considerations
Option C: Allow cottage housing in the CN, CSD, and CA zones, provided the development does not front on a
street with a Mixed block frontage designation. This
opens up the option for cottage housing on side streets in more commercial zones.
Table 17.20.020. Principal
uses permitted in commercial zones
Public comment Remove the note on bed-and-
breakfasts required to be located in an existing single-household
dwelling.
This note is duplicative because “existing single-
household dwelling” is already a use in the residential category of the table.
Table 17.20.020. Principal uses permitted in
commercial zones
Public comment Change parking (as a principle use) from Conditional to Permitted in the
CSD, CA, CO, and CN zones.
Since the proposed code is now mitigating parking with lower minimums and substantial landscaping
requirements, as well as design requirements introduced
in the block frontage standards, there is no need for conditional review on standalone parking lots.
Table 17.20.020. Principal
uses permitted in commercial zones
Public comment For retail uses 50,000-100,000
square feet, which are Conditional in the CSD zone, clarify that
additions of less than 10% floor
area do not require a Conditional Use Permit.
This clarifies what a “minor” addition is based on
existing conditional use standards.
Table 17.20.040,
Commercial zone dimensional standards
Planning Commission
(unanimous at 10/27 meeting) and public
comments
Change CSD zone height limit [see
the notes and considerations for options].
Option A: No change, keep the standards as drafted
(which is a max. base height of 35 feet and no bonus opportunity for the east side of Lincoln Street in the
CSD zone).
Option B: Make no distinction between the east and
west sides of Lincoln Street (resulting in a consistent max. base height limit of 45 feet and a bonus height limit of 65 feet).
Chapter 17.21 – Residential Infill Design Standards
17.21.030(H)(2-3), Cottage housing standards Public comment Clarify where porches are required for cottages.
17.21.050(C)(3)(b),
Townhouse driveway standards
MAKERS Add clarification for the maximum
width of street-facing townhouse driveways.
Appendix D Summary of Major Changes
MAKERS architecture and urban design Page 6
Major Code Changes for Second Draft_21-1105
Code Section Initiated By… Change Notes and Considerations
Chapter 17.22 – Commercial and Multifamily Design Standards
17.22.020, Applicability MAKERS and CED staff, public comment Exempt exterior remodels from the design standards outside the CBD
zone.
Remodels of building exteriors is one of the most common building permit applications. This will reduce
staff workload, encourage reinvestment in existing properties, and focus the design standards on new construction.
17.22.230, Residential amenity space standards Public comments Simplify the standards [see the notes and considerations for options]
Option A: No change, keep the standards as drafted.
Option B: Eliminate the “percentage of required amenity
space” reflected in Table 17.22.230(D), which appeared to create confusion.
17.22.240, Public space Public comments Reduce the number of commercial
developments that must provide public space on 2% of the site area [see the notes and considerations
for options]
Option A: No change, keep the applicability threshold at
developments with 10,000 square feet gross floor area (the size of a Walgreens drug store).
Option B: Change the applicability threshold to 15,000 square feet gross floor area
Option C: Change the applicability threshold to 20,000 square feet gross floor area (the size of a small grocery
store).
Option D: Remove the entire public space section.
17.22.260(B)(5), Ground-level service areas and mechanical equipment
Public comments Clarify this applies only trash and recycling enclosures. This avoids a weather protection requirement for gas meters, HVAC equipment, loading docks, etc. that would add excessive cost.
17.22.260(E)(2), Roof-
mounted mechanical equipment
Public comment Remove prohibition on perforated
metal as a roof screening material.
Adds more flexibility and cost options for rooftop
equipment screening.
17.22.320, Building massing
and articulation
MAKERS Exempt all buildings less than 60
feet long from façade articulation requirements.
Adds intended flexibility and responds to public
comments concerned about construction cost.
Appendix D Summary of Major Changes
MAKERS architecture and urban design Page 7
Major Code Changes for Second Draft_21-1105
Code Section Initiated By… Change Notes and Considerations
17.22.320, Building massing and articulation
This section includes: (B) non-residential façade
articulation; (C) residentialfaçade articulation; (D)departure criteria; (E)
maximum façade width; and(F)roofline modulation.
MAKERS, CED staff, public comments Reduce the requirements for façade articulation [see the notes and
considerations for options]
Option A: No change, keep the standards as drafted.
Option B: Simplify the standards with the following
changes to help reduce construction costs:
•Combine the list of options for residential and non-
residential buildings and consolidate the rooflinemodulation option
•Delete articulation requirements for “other”
residential building elevations not facing parks,containing primary building entrances, or beingadjacent to lower intensity zones
•Remove the maximum façade width requirements
Option C: Increase the articulation interval for non-
residential buildings from 30 to 40 feet in the CBD, CSD, CN, and CO zones; and from 40 to 50 feet in the CA zone.
Option D: Adjust articulation for residential development to apply at intervals no greater than the
unit interval or 3050 feet (whichever is less).
17.22.330, Building details
This section includes: (B)and (C) ground floor
commercial façade details;
(D)window design; (E) flatroof design; and (F) building
entries.
MAKERS Reduce the requirements for building details [see the notes and
considerations for options]
Public comments were most concerned with the cost of ground floor commercial façade details.
Option A: No change, keep the standards as drafted.
Option B: Only require building details in two situations: within the CBD zone; and outside the CBD zone on
mixed block frontages choosing the Storefront design option.
Option C: Do not require building details outside the CBD zone
Appendix D Summary of Major Changes
MAKERS architecture and urban design Page 8
Major Code Changes for Second Draft_21-1105
Code Section Initiated By… Change Notes and Considerations
17.22.340(B)(4), Ground floor materials MAKERS, CED staff, public comments Remove ground-floor cladding requirements. Adds flexibility for exterior building remodels and responds to public comments concerned about
construction cost.
17.22.350(B), Blank wall definition Public comments Add a sliding scale definition of blank walls based on the building setback from a street.
Larger untreated blank walls up to 25-feet wide (above the current limit of 15 feet) are acceptable if they are set back further from the street.
17.22.410, Landscaping standards applicability Public comment Clarify when the landscaping standards apply to new versus existing developments.
17.22.440(C), Parking lot landscaping minimum width Public comment Reduce landscaped island minimum width from 10 feet to 7.5 feet to match required parking space size.
Make similar adjustments to minimum landscape buffer widths
from the street and internal lot lines.
Requirement for 5% of parking area to be landscaped will remain, but islands may be slightly smaller.
17.22.440(F)(2), Parking lot perimeter landscaping MAKERS Revise parking lot landscaping section to make low walls and
planters a departure option only from street frontages, not internal lot lines.
Adds intended flexibility.
Appendix D Summary of Major Changes